Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
LUA89-044 Vol 2
circl a 1 044-81 f---0 1 _ , MITIGATION DOCUMENT _.... ._ L itT 1 i,—;EIC))F111\a ,. - i ,1 V.111 RI i. ...„. )/ ..,„ .! ,......, ' N'',. ..../.611115'444510 .* . • A :, \ I U4'.. .....-' .::-7 /1573‘ \:\ Itt:tirr,,,,,c=4"-_-=_-_L.4. ..1 .. ... -,. \.. ‘ n...... "'/....'''':'::"..77 ,25/ 771.1k..."*" .•;} ;..‘ :••"!• : 1 t.74 ,----'97.2 \'' .r:›s /.1:-.7.,•4„.-..• •••":;:: 1 red rti,•`4*.e. gil-2---'7;0,-,-.pr.a•-lt.iiiwill••=:z'S•; ..i,,,..:''' ,I.i•Al\ f.':-•t'\ „...i----1.*Vc;A;71 -,,,•‘..-:!.ityk,71c1,,,ii,77.i.if it , ::.•,A tL...,•.14: i wwei....,,la:,.144;•ze,.4.4,,,:gi.it• .:1:,;'57'../...k-•;_a, :It- ,N.„. i 1..! . !„u...t., 2.,..s..,-41... : , J../: . - , :.A , ,...4 I ,.,--Ip-.......f 2,• ,,,,,-..1., -,T,...,.. --1.,,,,.. ....„. z.63• 1• 1 ..••-'..'...._.-,-1,,ely-•4;-4t:,4-K,'...,,.e.-;.-., —-.I .p i.-..1---1- • , r•P'-#.......'•".---a--' k445-c.--11<t ;'' i. Li,1_,„74. 4''''+"-zr:•-,7.,-1•!‘1;::::-.-=4' z!f . -,s,z.i'"'''. i-ou'VF--'----1 I--•'-.-• I INIrg,:,•' ..P.,,,,----A l',. , ..41,2,•-: .:?aTele 74 i,,,.• ;'41 1::.,,ke.-., 1..,...,:i.".. ..... r..-,,-' .. .. ..,..... . _ ..‘,....-11--,---•,....Ni .-•,, •.-: iN . \ - '.. ''."'-' ...;=-4-V-771A .1'1:-r' i it 1'', r;t-•••0.7',.! 'T.F.1-.0 i i i • •,,i,‘: ,A,...,„,1,,„,) 0 1 te-7'? .=7.,..,...E.-rif ii .• 7.;:47, 4-7:',..--7.-`. INU la: nkiall"3" 14'.,. 1, •,,, I..cof tst----=r---7h. 0,.. ---- I 4 1 N.riar.:4z: ---i 1 A•4--- 1 110•, !...,, -,zr.,,,, , 3i I"ji---4—u-'- ',------•----='-vr',6--,. ., -,.,,,J,c4,4 7%70'71 I. ii.,;-.,.A. g.2 •z-e....7 k-1,z,v...,:-,,,- ..-- -„,g;-..V,.--,., 2,ft.!'"' \ ; ,,„..- ,..--_____,--7....,-,:...r,*,,_,,,,..-0..-a-,:•lp, -1-, -• ,....... 10.4 1 .1.i,, • '''' -',..1.14.W.4 I 1 NO-41.- A,. •... Jig.) il itt..”y :.,:is '....-, --='•..."'",r4;'77:',,T...:5e.i:4 1;.'0 ,•:T.3......1.:I.LIZI.Clt PI,,04(- ii,d.il i, •'3,54,1. I 3- / \ I; V)177 %1.11.i I 4 e-7-'••••%•:•-3--V?:t.,.,......,.4e.....m,,,,,,. .„. .—.csirj.,,,,-..,,....,•_4,..„;,...4.,„:Lt_.,:..r....,,,..; LILL:,-1;:i./ia::,,---.,5g...‹: ...,....___,_....... .. ,,,.„,,,,..,,.... .. .... pl::'$.41.r......1.4 102 t•-.1-....t....;.457; •li. " 1..,,..___. ,,.;....,,t.z..._. 1.. ........,..i,„.1,...: „„.7.z?„.„:7„....,..-...,17,,,......Fz,........:,:ils..s, ..‘.., ,,,,,....,,,,......„.,;:i,.t;! 4.1,,-"--1—\ ________,....---=-,,,----==.---.--...,,,,... .... , ..,-.-,,4. T!•'..c..--...r•it.--...e,x_.",.....7,,,r_ ,..----t--. .._.4 1,,,,,,z :,,...izr*.z., • tOr.m4 04.fe,--4,, ,•-fz,v,.5.14,...,,:4: — ''''''*4-77.1, 4.---,7,-,N •,.,1•tff*"'T'sc't,,,,,,q-,7.,,,;.;ITITtl-ar.,..7;:v. ....A,6., I ax , -, ,,,,,...,.-,, ----,... - -:.i..,:,,.1--,. ,-,1 . •,,,tm.,t,,,ILI,, 1.1:111.1.4.0.,, ,,.... :,1_14,....0.,_1.14, ai.,...A.t_...,t-a.mtl.L.1.,1; .„\-..,:i ,,,rx I...1. 1:k,t,i,,,.,...1.1 7.0-, 113, v., „,„,,t,,,,ii4-:._,T.v.,:t.it fr.r.r.---.ve. .-----_____. , .\:g . 4.=,...,,..1,-,..,...„,,:... ...........i.,____,4-4„,-,...-..,„--ritta tag.....-1:- -'4:i. • ' • • l'.. A .. t./g, Irpz,4= ,_,,,,,..,A. ,,,,„..„,,- • ...,.... .. „,,,,• ...,17,,i.., . yrKOrz-"Av,,,%f:' 17147-A., IN,7:.-tm::.:1••. . ...r....s.' •••1-, ^47.0.4.....,......-.T.,".---Cr ••••,..---Ne--, tr•--r-.7 e I 24 4:1:1.,.... L.t. • .•1.—j•.... .i.'s;•.: 17,.• 1.,,,...„,_„ ---2,-----. ,-,.. . ,,,,,51,-;•,-.. •---.---.....-•. .., .4:..,--,.,...--,*,. ., --) 4,...,--s.. •,-. • i - - ' - - ---- ' .e.-.. -,--•• " 7" •- -.- • N.. . ..,..... ..._=::_„,:._•-!.....,1. ".....,... su.:1114. 'r7.1"*;•-",--*C-474-41.--'""Mb-H.,"%.:rirj.'"14.'"%i"* :."'..-"4...3;. "'"i' ....,.-...... ) : . . P"'' 7.'''"--e---" ..,1 y-`^-2;s--„...„_=•..g4-a" ,,-,; , .--- • --, • •s •--,,, . „„r•,....,..- • ; - 1,„1.: " „ f Jor_A._ ,&41.\''4.i.VQ1 •j .........---?:"-.5..&4_,--,,.... ..s, '•-:•-•-.....,,,,sdo__r- ..-Ther„, -i,./.. . -...7-' -er_r: • . . . 7-2.•-• ....4242,;„. ....,....L.... '''..4 ‘ .....4-/ • . . •-. - • • - • •• . - / ••.,•\i t, ‘• ,i,•• r'ft THE BLUFFS A RESIDENTIAL CONDOMINIUM COMMUNITY - • cs>.4eHcY % ISSUED OCTOBER 9, 1992 i BY THE CITY OF RENTON .. - ivro''' ,-; DEVELOPMENT SERVICES DIVISION i. %,• CITY 6F RENTON ox:•r�.may.. Planning/Building/Public Works Department Earl Clymer, Mayor Lynn Guttmann,Administrator • October 9, 1992 SUBJECT: The Bluffs ECF;R;SA-044-89 Dear Interested Party: This is to inform you that, under SEPA, RCW 43.21C.075 and WAC 197-11-660, the City of Renton has issued a mitigation document for The Bluffs Environmental.Impact Statement. Copies of the document are available at the public information counter (SEPA Information Center) in the Development Services Division, Third Floor, Renton Municipal Building located at 200 Mill Avenue South, Renton, Washington 98055. Reading copies are available in the Renton Municipal Library at the above address. DESCRIPTION OF PROPOSAL: THE BLUFFS ECF;R;SA-044-89 The applicant has requested Contract Rezone and Site Plan Approval to allow construction of a residential condominium complex consisting of six residential condominium buildings containing a total of 165 dwelling units, a recreation center and parking for 368 vehicles. The units are slated for sale to middle to upper income market. The site contains 22.6 acres and approximately 11.2. acres would be • developed in buildings, parking, drives and re-landscaped open space. Approximately 11.4 acres or 51 percent of the site would be left as natural open space. Recreational amenities include a recreation center, swimming pool, pedestrian walkway system, public trail and natural open space. The proposal would incorporate design elements similar to the architecture in Gene Coulon Park, providing a synergistic relationship between the complex and the nearby park. The proposed entrance driveway has been revised to provide 24 foot wide with an internal turnaround for emergency vehicles. The revised access plan retains the secondary emergency access road at the north end of the site. Any interested party may appeal these conditions in writing by 5:00 p.m., October 29, 1992. See City Code Section 4-8- 11, WAC 197-11-680 for further details and RCW 43.21C.075. Any appeal as to the adequacy of the FEIS must be filed with the Hearing Examiner within twenty (20) days of the date the decision was made to issue the mitigation document. All appeals must be received by October 29, 1992, 5:00 p.m. You should be prepared to make specific factual objections to either the mitigation document and/or the FEIS. If you have any questions about either document or the procedures for either appeal, please contact Paul Forsander at 235-2550. • rely, Donald K. Erickson, AICP Secretary to the ERC combltr 200 Mill Avenue South - Renton, Washington 98055 CITY OF RENTON NOTICE OF AVAILABILITY MITIGATION DOCUMENT APPLICATION NO(S): ECF;R;SA-044-89 APPLICANT: Lincoln Property Company • PROJECT NAME: The Bluffs DESCRIPTION OF PROPOSAL: Contract Rezone and Site Plan Approval of a 22.6 acre site from R-1 Residential to the R-3 Residential designation and the construction of a 165 unit residential condominium complex on a site in the northern portion of the City of Renton. LOCATION OF PROPOSAL: Between Lake Washington Boulevard North and 1-405, east of Gene Coulon Memorial Beach Park LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee, under WAC 197-11-660, has issued a mitigation document to address the environmental impacts expected from the potential development of The Bluffs. • An environmental impact statement was required for this project under RCW 43.21C.030(2)(c) and other documents cited in the ordinance. The impacts described in that statements and the subsequent Addendum are the basis for the mitigating measures in the mitigation document. This decision was made by the Environmental Review Committee after review of the completed environmental impact statement and Addendum and other information on file with the lead agency. Any interested party may appeal these conditions in writing by 5:00 p.m., October 29, 1992, to the Renton Hearing Examiner. Any appeal as to the adequacy of the FEIS and/or the Addendum to the FEIS must also be filed by 5:00 p.m., October 29, 1992. See City Code Section 4-8-11, WAC 197-11-680 for further details and RCW 43.21 C.075. You should be prepared to make specific factual objections. Contact City of Renton, Community Development Department to read or ask about the procedures for SEPA appeals. Responsible Official: Environmental Review Committee do Don Erickson, Secretary Development Planning Section Department of Planning/Building/Public Works 200 Mill Avenue South Renton, WA 98055 PUBLICATION DATE: October 9, 1992 DATE OF DECISION: October 7, 1992 SIGNATURES: a9f/, /O �7 -7Z_ Ly ►A. Guttmann, Administrator DATE P artment of Planning/Building/Public Works 7 ©d /9z Sam Chastain,Administrator DATE Community Service Department _ . • /7,,f /Lee er,Fire Chief DATE Re n ire Department mitdcsig MITIGATION DOCUMENT • for The Bluffs A Residential Condominium Community BACKGROUND The Environmental Review Committee for the City of Renton issued a Final Impact Statement (FEIS) for The Bluffs Apartments, on February 25, 1991. The Notice of FEIS Availability and Time Extension of Appeal Period was published on March 18, 1991. [Note: Issuance of the Mitigation Document, which is the City's decision document was not prepared at that time, thus delaying the SEPA appeal period.] At the applicant's request,the Environmental Review Committee has now issued the Mitigation Document for the proposal. The EIS for this project has identified a number of possible mitigation measures for adverse environmental impacts that were considered to be significant or potentially significant (as defined by quantitative measures whenever such measures were found to exist). In some cases, such measures do not exist and it was left up to the responsible official to determine whether additional mitigation measures, if any, are warranted to protect the environment. Addendum to the Final EIS On October 9, 1992, the Environmental Review Committee (ERC) issued an Addendum to the Final EIS to recognize and assess the environmental impacts of recent changes in the proposed action. The ERC determined that an addendum was appropriate because the changes in the proposal did not substantially change the impacts or alternatives discussed in the FEIS. Under WAC197-11-600 (4)c., an addendum "adds analyses or information about a proposal but does not substantially change the analysis of significant impacts and alternatives in the existing document." The Addendum included two changes to the proposed land use action (a contract rezone with site plan approval), modifications to the proposed access driveway design, and a change in the marketing of the project from rental apartments to owner-occupied condominiums. All other aspects of the revised proposal remain as originally proposed. MITIGATION MEASURES A number of chapters of WAC 197-11 speak directly to,the imposition of mitigation measures. The relevant chapters are cited below. WAC 197-11-060 Content of Environmental Review states that agencies shall "carefully consider the range of probable impacts, including short-term and long-term effects." Impacts shall include "those that are likely to arise or exist over the lifetime of a proposal", or, in some cases, even longer. WAC 197-11-330 Threshold Determination Process requires the responsible official to take into account the following when determining whether a proposal has significant adverse impacts: "The same proposal may have a significant adverse impact in one location but not in another location;" "The absolute quantitative effects of a proposal are also important, and may result in a significant adverse impact regardless of the nature of the existing environment"; and, "Several marginal impacts when considered together may result in a significant adverse impact." In reaching such a decision, SEPA states that the responsible official shall not balance whether the beneficial aspects of a proposal outweigh its adverse impacts, but rather, shall consider whether a proposal has any probable significant adverse environmental impacts under the rules stated above. WAC 197-11-448 Relationship of EIS to other considerations states that the general welfare, social, economic, and other requirements and essential considerations of state policy will be taken into account in weighing and balancing alternatives and in making final decisions. The EIS provides a basis upon which the responsible agency and officials can make the balancing judgment mandated by SEPA, because it provides information on the environmental costs and impacts. THE BLUFFS MITIGATION DOCUMENT; DATE;OF ISSUANCE: OCTOBER 9,199.`-" PAGE 2 WAC, 197-11-660 Substantive Authority and Mitigation requires that mitigation measures be based on policies, plans, rules or regulations formally designated by the agency. It also requires that mitigation measures shall be related to specific adverse environmental impacts clearly identified in an environmental document on the proposal: "After its decisions, each agency shall make available to the public a document that states the decisions. The document shall state the mitigation measures, if any, that will be implemented as part of the decisions, including any monitoring of environmental impacts." (WAC 197-11-660 (1)(b)). This document is.intended to meet this requirement. . • As well as analyzing the environmental impacts, the City of Renton, under its land use provisions, must assess its many objectives and goals and decide how this project furthers or conflicts with them. Some City goals may be internally conflicting. When this occurs, the City believes that the SEPA process mandates a -. close',environmental analysis to determine priorities. If the priorities are established and the project is able to mitigate its impacts sufficiently, then the City believes it should proceed. This document presents mitigation measures necessary for the ultimate construction of The Bluffs, a residential condominium community.. PROPOSED ACTION ORIGINAL PROPOSAL The original proposed action, as described in the FEIS, was for a rezone from the existing R-1 designation to the R-2 zone (low to medium density) residential designation, together with development of a planned unit development (PUD) of an apartment complex with six apartment buildings containing a•total of 165 dwelling units, a recreation center and parking for 368 vehicles. The units are slated for a[middle to upper income market. The site contains 22.6 acres and approximately 11.2. acres would be developed in buildings, parking, utilities, trails and drives and re-landscaped open space. Approximately 11.4 acres or 51 percent of the site would be left as natural open space. Recreational amenities include a recreation center, swimming pool, pedestrian walkway system, public trail and natural open space. The proposal would incorporate design elements similar to the architecture in Gene Coulon Park, providing a • synergistic relationship between the complex and the nearby park. A PUD process will allow the City to include design and environmental measures as a permanent part of the permit. Retention of existing open • space and treed areas will protect the environmentally sensitive areas and provide an aesthetically pleasing • backdrop for users of Gene Coulon Park. ADDENDUM TO THE FINAL EIS On October 9, 1992, the Environmental Review Committee (ERC) issued an Addendum to the Final EIS to recognize and assess the environmental impacts of recent changes in the proposed action. The ERC determined that an addendum was appropriate because the changes in the proposal did not substantially change the impacts or alternatives discussed in the FEIS. Under WAC197-11 600 (4) c., an addendum "adds analyses or information about a proposal but does not substantially change the analysis of significant impacts and alternatives in the existing document." The.Addendum included two changes to the proposed land use action (a contract rezone with site plan approval), modifications to the proposed access driveway design, and a change in the marketing of the project from rental apartments to owner-occupied condominiums. All other aspects of the revised proposal remain as originally proposed. Summary of Revised Proposal The applicant has requested Contract Rezone and Site Plan Approval to allow construction of a residential condominium complex consisting of six residential condominium buildings containing a total of 165 dwelling units, a recreation center and parking for 368 vehicles. The units are slated for sale to middle to upper income market. The site contains 22.6 acres and approximately 11.2. acres would be developed in buildings, parking, utilities, trails and drives and re-landscaped open space. Approximately 11.4 acres or 51 percent of the site would be left as natural open space. ' Recreational amenities include a recreation center, swimming pool, pedestrian walkway system, public trail and natural open space. The proposal would incorporate design elements similar to the architecture in Gene Coulon Park, providing a synergistic relationship between the complex and the nearby park. The proposed entrance driveway has been revised to provide 24 foot wide with an internal turnaround for emergency vehicles. The revised access plan retains the secondary emergency access road at the north end of the site. Contract Rezone The revised proposal is for a Contract Rezone from the existing R-1 designation to _ - the R-3 zone (medium density) residential designation. Under the proposed Contract Rezone, overall project density would be limited to less than the original R-2 designation density of ten (10) dwelling 7 UE BLUFFS MITIGATION DOCUMENT,, DATE OF ISSUANCE: OCTOBER 9,1992 PAGE 3 units per acre. Overall proposed project density would be approximately 7.3 dwelling units per acre. The Contract Rezone is required under City Council Resolution 2911, for ten projects, including this proposal, which Council exempted from the " rezone moratorium" while the Comprehensive Plan is being updated. Site Plan Approval The revised proposal includes Site Plan Approval in lieu of the originally proposed Planned Unit Development (PUD). From a land use standpoint, the Site Plan Ordinance would provide the same type of protections for the environment and public interest that were afforded under the PUD Ordinance. For example, the Site Plan Ordinance gives the City authority to impose site planning and design conditions, as well as, environmental measures as a permanent part of the permit. Under Site Plan Approval the City also has the authority to impose conditions requiring retention of existing open space and treed areas will protect the environmentally sensitive areas and provide an aesthetically pleasing backdrop for users of Gene Coulon Park. Modifications to Driveway Access The proposal originally included a main entrance driveway consisting of two twenty (20) foot wide lanes for in and out traffic, as well as, an emergency access road at the north end of the site. The purpose of the two extra wide lanes was to allow for each lane to serve for emergency access, should the other lane be blocked. Because of the extensive grading and retaining wall construction required for this type of roadway, the applicant requested the Fire Marshal to review the emergency access plan for the proposal. The Fire Marshall has approved a revised 24 foot wide entrance drive with an internal turnaround for emergency vehicles. The revised access plan retains the secondary emergency access road at the north end of the site. A. NATURAL ENVIRONMENT 1. EARTH: The EIS notes that the sensitivity of the site could lead to significant adverse impacts from erosion, sedimentation deposit, siltation of waterways, and possibly landslides without adequate mitigation measures. This site is sensitive from two standpoints: soil and slope. Both are impacted by clearing, grading and construction activities. Up to 137,000 cubic yards of soil would be graded with 81,000 cy taken off site. Cut slopes would be required in the south central portion of the site to allow for the project's main access road. This amount of clearing and grading (approximately 49% of the site) could cause significant erosion especially during periods of rainfall, the EIS states. Soil testing also indicates that if slopes are exposed and/or disturbed, and mitigation measures are not in place, the potential for landslides could also increase. Slopes on site vary from 25 to over 40%. Portions of some of the proposed buildings would be located within the 40% slope areas. The main access road, as already noted, also falls into the 40%slope category. Revised Proposal The reduced width of the entrance driveway contained in the revised proposal would substantially reduce the amount of cuts, fills and grading required on steep slope/green belt areas of the site. RECOMMENDED MITIGATION MEASURES: Al. Prior to Construction,the applicant shall: a) Retain a qualified geotechnical consultant and a qualified hydraulics engineer to work with the applicant's civil engineering. consultant to provide recommendations concerning the engineering and design of roadways, utilities, retaining walls, drainage and foundation.systems. The geotechnical consultant shall review and sign off on the project construction drawings prior to the issuance of any construction or building permits. N b) In order to minimize disruption of steep slope areas, the geotechnical/hydraulics consultant(s) are required to prepare a THE BLUFFS MITIGATION DOCUMENT DATE OF ISSUANCE: OCTOBER 9,19�� PAGE construction phasing plan and erosion control plan for all grading, • clearing and re-landscaping, prior to the issuance of Grading Permit or Building Permit. A2. During Construction,the applicant shall: A2.1 Retain a geotechnical/hydraulics engineering firm, to be approved by the Development Services Division, to monitor all major grading and excavation activities. The scope of the monitoring services would be required through Certificate of Occupancy, and would include the following: • Provide confirmation and identification of bearing soils in all foundation excavations, • Observe and monitor the stability of the site excavations, • Identify those soils considered suitable for use as structural fill and perform modified Proctor testing of these soils to determine their optimal moisture/maximum density values, • Monitor the placement and test the compaction of all structural fill on site; including but not limited to proposed building locations and roadway subgrades. A2.2 In order to minimize disruption of steep slope areas, the contractor is required to implement a construction phasing plan and erosion control plan, under the supervision of an approved geotechnical/hydraulics engineering consultant,for all grading, clearing and re-landscaping. A2.3 The contractor is also required to utilize "best management" practices to minimize erosion of steep slope areas. Examples include, but are r 1 v not limited to: • Route surface water through temporary drainage channels around exposed slopes; • Use silt fences and temporary sedimentation ponds to collect and hold eroded material on the site; • Intercept and drain subsurface seeps; • Hydroseed or plant vegetation on exposed areas where work is completed and no buildings are proposed; • Complete excavation, roadway and utility grading, and hydroseeding in the drier months of the year, specifically between April 1 and September 30, unless favorable weather conditions would indicate little risk of erosion or landslide, subject to the approval by the Development Services Division; • Provide a vegetation inventory and grading plan which retains existing vegetation to the greatest extent pig BLUFFS MITIGATION DOCUMEN " DATE OF ISSUANCE: OCTOBER 9,1992 PAGE 5 possible and retains larger trees in groves whenever possible; • Install final supporting structures (retaining wall or basement wall) as soon as possible where cuts are • made; and, • Install and regularly maintain a permanent drainage system in the vicinity of the seep in the central portion of the site to intercept and control groundwater seepage after construction. A3. Construction in Greenbelt Areas: In order to protect and maintain greenbelt areas, the applicant's engineering and geotechnical/hydraulics consultants is required to identify measures to control erosion and slope instability and protect vegetation on the greenbelt areas for inclusion in the specifications and contract for site and grading work. These measures are to include, but not be limited to: • Installation of crushed rock at the construction entrance to reduce the tracking of mud onto the public roadways; • Hydroseeding and/or covering the cut/fill slopes of the entry road with plastic sheeting to reduce the erosion of the exposed • surfaces; • Construction of a formal detention pond at the base of the slope and fit it with erosion/sedimentation control features such as silt fences and gravel filter cones, prior to any building construction; • Entering into a permanent agreement with the City Surface Water Utility to provide for the maintenance on the detention pond including but not limited to removal of silt as needed. This agreement is to be approved by the Surface Water Utility, Development Services Division and City Attorney prior to the Public Hearing on Final PUD approval; and, • Phasing all site work in steep slope/greenbelt areas per Mitigation Measures Al.b and A2.2, described above. Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6; Comprehensive Plan I.C., I.D., III.C., and III.D; Landscaping Ordinance 4-31-34. 2. SURFACE WATER: Surface water from the site is presently attenuated by existing vegetation and discharged into natural valleys and drainage ways from there it enters a drainage system that eventually flows through the storm drainage system of Gene Coulon Park and into Lake Washington. Revised Proposal The reduced width of the entrance driveway contained in the revised proposal would reduce the amount of impervious surface and associated surface water impacts. THE BLUFFS MITIGATION DOCUME DATE OF ISSUANCE: OCTOBER 9,7aazr PAGE B'" • , RECOMMENDED MITIGATION MEASURES: A4. The applicant is required to implement temporary erosion and sedimentation control methods during construction consistent with City of Renton requirements and best management practices. This will include an emergency management plan to address potential off-site impacts during construction, particularly to Gene Coulon Park. AThe applicant is required to prepare a tree clearing and vegetation removal plan which retains native vegetation as much as possible as a condition of Site j = 1k`t Plan Approval. •4 Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6; Comprehensive Plan I.C., I.D., III.C., and III.D; Landscaping Ordinance 4-31-34. -3. GROUNDWATER: Ground water was not encountered in any of the test pits dug to a depth of 19.5 feet. No storage or production of regulated compounds described in the draft Aquifer Protection Ordinance is planned. The project would be connected to the City of Renton sewer system via tight-lined sewers. RECOMMENDED MITIGATION MEASURES: A6. None are considered necessary. Because the proposed action must comply with the requirements of the City of Renton Aquifer Protection Area Ordinance, adequate mitigation of potential groundwater impacts will be achieved through compliance with that ordinance; including the restriction on the storage or production of regulated compounds. Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6; Comprehensive Plan I.C., I.D., III.C., and III.D; Landscaping Ordinance 4-31-34. 3. STORM DRAINAGE: While most of these natural areas and valleys will remain undisturbed, the amount of the site which will become impervious surfaces is expected to produce a stormwater runoff average of 167% of the existing runoff rate. All stormwater flows would be collected by a tight-lined storm drainage system and ultimately directed to the system in Lake Washington Boulevard. Stormwater runoff would contain higher concentrations of nitrates, phosphates, sediment, heavy metals, oil and grease and would be of slightly higher temperatures than in the natural state. Revised Proposal The reduced width of the entrance driveway contained in the revised proposal would reduce the amount of impervious surface and associated storm water impacts. RECOMMENDED MITIGATION MEASURES: The applicant is required to: A7. Enter into a permanent agreement with the City Surface Water Utility to provide for the maintenance on the detention pond including but not limited to removal 1 , of silt as needed. This agreement shall be approved by the Surface Water • Utility, Development Services Division and City Attorney prior to the issuance of any Grading or Building Permits; A8. Install a closed storm drainage system meeting all City of Renton standards } and codes; ,,TN.E BLUFFS MITIGATION DOCUMEII DATE OF ISSUANCE: OCTOBER 9,1992 PAGE 7 A9. Provide. oil/grease traps and silt sumps in street catch basins to aid in controlling the discharge of oil, grease and sediment. These are required to be maintained by the property owner in perpetuity;. A.10 Provide an on-site area for car washing with appropriate oil/grease traps and other devices; All. Construct the aforementioned stormwater detention pond to allow settling of particulates and provide further water quality enhancement by providing a grassy swale at the pond outfall for biofiltration; and, Al2. Provide for a licensed hydraulics engineer to be on duty as needed during the major grading and excavation activities to protect against erosion and related impacts. (See Condition A2.1 for further consultant requirements during site work.) • Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6; Comprehensive Plan I.C., I.D., III.C., and III.D; Landscaping Ordinance 4-31-34. 4. PLANTS: The site is currently covered by secondary growth deciduous forest, of red alder, cottonwood and maples, 'Douglas fir, western red cedar and western hemlock. Dense underlying shrub layer is also present. No endangered or unique species exist on site. Any development of the site,would result in loss of some plants and animals. Impacts from construction, increased human activity, clearing and grading would discourage animals from continuing to use the site. Retention of 51% of the site in open space areas would retain many of the large trees which could continue to serve as perching trees. Large blocks of undisturbed greenbelt areas would provide some limited habitat for some more human tolerant species and a few less tolerant. • Revised Proposal The reduced width of the entrance driveway contained in the revised proposal would substantially reduce the amount of tree removal and vegetation clearing required on steep slope/green belt areas of the site. RECOMMENDED MITIGATION MEASURES: A13. Note to Applicant: 1. At the time of Contract Rezone/Site Plan Approval, staff are likely to recommend that the applicant be required to prepare a landscaping plan which reduces the amount of existing vegetation to be removed and also reduces the amount of re-landscaped area and retain existing vegetation. Large coniferous trees shall be retained as much as possible and understory vegetation shall not be removed unless necessary for development of roads, buildings, utilities or parking. To the greatest extent possible, any re-landscaping should utilize native species. Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6; Comprehensive Plan I.C., I.D., III.C., and III.D; Landscaping Ordinance 4-31-34. 5. WILDLIFE: Although it is popularly understood that this site provides perching trees for eagles, no eagle nests were found on the property. In addition the Washington State Department of Wildlife lists no nests on the property or in the vicinity, the closest being Seward Park to the west.- Small mammals such as mice and shrews are likely to be abundant on site. Squirrels, skunk, and raccoon may also use the site. Other birds on site include passerines, or perching birds (i.e. towhees, thrush, robin, wren, chickadee bushtits, and hawks. THE BLUFFS MITIGATION DOCUMENT DATE OF ISSUANCE: OCTOBER 9,199: PAGE 8 Any development of the site would result in loss of plants and animals. Impacts from construction, increased human activity, clearing and grading would discourage animals from continuing to use the site. They would be forced to migrate or perish. However, the preservation of 51% of the site in open space and re-landscaped areas would retain many of the large trees which could continue to serve as perching trees. Large blocks of undisturbed greenbelt areas would provide some limited habitat for some more human tolerant species and a few less tolerant. • RECOMMENDED MITIGATION MEASURES: A14. Same as for Plants, see A13., above. • B. BUILT ENVIRONMENT 1. LAND USE: The EIS notes that the Comprehensive Plan designates four land uses for the • site: 1% of the site is SF (4-6 du/ac) ; 39% of the site low density MF (6-15 du/ac); 14% is commercial; 45% of the site is designated greenbelt. Current zoning on the site is R-1 SF. Overall density of this development is 7.3du/ac, with 51% of the site remaining in greenbelt use. Revised Proposal The revised proposal is for a Contract Rezone from the existing R-1 designation to the R-3 zone (medium density) residential designation to allow construction of 165 residential units. The revised proposal includes a change in the marketing plan from rental apartments to owner-occupied condominium units. Under the proposed Contract Rezone, overall project density would be limited to less than the original R-2 designation density of ten (10) dwelling units per acre. Overall proposed project density would be approximately 7.3 dwelling units per acre. The Contract Rezone is required under City Council Resolution 2911, for ten projects, including this proposal, which Council exempted • - from the"rezone moratorium"while the Comprehensive Plan is being updated. The Final EIS contained an alternative which rezoned the site to the R-3, medium density multi-family designation for construction of 265 units. Unlike that alternative, however, the revised proposal would contain 165 condominium units. The revised proposal includes Site Plan Approval in lieu of the originally proposed Planned Unit Development (PUD). From a land use standpoint, the Site Plan Ordinance would provide the same type of protections for the environment and public interest that were afforded under the PUD Ordinance. For example, the Site Plan Ordinance gives the City authority to impose site planning and design conditions, as well as, environmental measures as a permanent part of the permit. Under Site Plan Approval the City also has the authority to impose conditions requiring retention of existing open space and treed areas will protect the environmentally sensitive areas and provide an aesthetically pleasing backdrop for users of Gene Coulon Park. The proposed development does not include any commercial uses and given the terrain and the traffic patterns in the area, commercial uses may not be appropriate here. Single family development would disturb the site considerably more than a clustered approach, where building pads are share,which the applicant proposes. From an environmental and greenbelt policy standpoint, the proposal provides more protection than the comp plan designations or the actual zoning designation. However, the proposal does violate the greenbelt ordinance in the areas where development and re-landscaping is proposed for the 40% area and in the designated greenbelts. _ Cumulative land use impacts in the area could include expansion of the Boeing and PACCAR industries. These expansions would contribute additional traffic and attendant air quality impacts, industrial impacts such are air quality noise, light and glare, and demands on retail shopping, public services, utilities and housing. THB BLUFFS MITIGATION DOCUMEN_ i ! DATE OF ISSUANCE: OCTOBER 9,1992- PAGE 9 RECOMMENDED MITIGATION MEASURES: B.1 Notes to Applicant: 1. At the time of the Contract Rezone/Site Plan approval, staff are likely to recommend that the applicant be required to : • Establish covenants running with the land that set aside and protect all undisturbed steep slope/greenbelt areas. These areas are to remain in their natural state except for natural trails which may be located through the area; and, • Establish a condominium homeowners association for the continual maintenance of the site, common facilities and residential building exteriors. Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6; - Comprehensive Plan I.C., I.D., III.C., and III.D; Landscaping Ordinance 4-31-34. 2. AESTHETICS: The EIS notes that the proposal would change a completely wooded hillside into a partially wooded hillside with views of the upper stories of the proposal from Gene Coulon Park. For users of the park, this change could be seen as a significant impact. Because of the retention of the northern greenbelt, no view disruption would be experienced from 1-405 or from the residential areas north of 405. The most significant view disruption would be from the Park. In order to aesthetically relate the development with Gene Coulon Park, the applicant revised the architectural scheme in the Final EIS to incorporate many of the architectural elements(e.g. roof shapes and materials) from the park's design theme. Revised Proposal The reduced width of the entrance driveway contained in the revised proposal would substantially reduce the amount of cuts, fills, grading_and vegetation removal required on steep slope/green belt areas of the site, thus reducing the aesthetic/visual impact of the development. RECOMMENDED MITIGATION MEASURES: B2. See Mitigation Measure A13 described under Plants, above. Notes to Applicant: 1� The architectural building design contained in the Final EIS incorporates design elements from Gene Coulon Memorial Beach Park will likely be required as a condition of the Contract Rezone/Site Plan approval. 2. The applicant will also likely be required to retain natural open space areas as specified in the above recommendations. 3. The bylaws of the condominium homeowners association are likely to be required to include provisions for continual and perpetual maintenance of the site, common facilities and building exteriors. Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6; Comprehensive Plan I.C., I.D., III.C., and III.D; Landscaping Ordinance 4-31-34. 3. TRANSPORTATION: Vehicular access to the site would be from two points on Lake Washington Boulevard. The main driveway would be located at the southern portion of the site and would serve the four residential buildings and recreation center located above the ridge line. A second driveway, which would access Lake Washington Boulevard through the THE BLUFFS MITIGATION DOCUMENT DATE OF ISSUANCE: OCTOBER 9,19:` PAGE 10 .. .. existing driveway for the Marina Landing Apartments, would serve the two residential buildings located below the ridge line. Revised Proposal: Modifications to Driveway Access The proposal originally included a . - main entrance driveway consisting of two twenty (20) foot wide lanes for in and out traffic,as well as, an emergency access road at the north end of the site. The purpose of the two extra wide lanes was to allow for each lane to serve for emergency access, should the other lane • - be blocked. Because of the extensive grading and retaining wall construction required for this type of roadway, the applicant requested the Fire Marshal to review the emergency access plan for the proposal. The Fire Marshall has approved a revised 24 foot wide entrance drive with an internal turnaround for emergency vehicles. The revised access plan retains the secondary emergency access road at the north end of the site. The traffic study conducted for the EIS estimates that the project will generate 1,028 daily trips with 123 trips in the p.m. peak hour (84 in, 39 out). At the Lake Washington Boulevard/Park Avenue N. intersection, the proposal would contribute approximately 2.4 percent of the traffic approaching that intersection during the p.m. peak period. The existing LOS C (level of service) at that intersection is expected to worsen to LOS D with the proposed action. The decrease in level of service, would however, result in an overall average increase in delay at that intersection of 1.8 seconds, or approximately 7 percent. The four-way stop at Lake Washington Boulevard/Burnett Avenue N. would continue to operate at LOS C during the p.m. peak hours with the proposal. The unsignalized north proposal driveway at Lake Washington Boulevard would continue to operate at LOS A with the proposal. The proposed main project driveway access at Lake Washington Boulevard • would operate at LOS B at the westbound approach and LOS A for the southbound left turn movement. The proposal would provide 368 parking spaces on the site. The proposed parking supply would exceed with the Parking and Loading Ordinance requirements for 1.5 parking spaces per dwelling unit for residents, plus 0.25 parking spaces per dwelling unit for visitors, plus 11 spaces for recreation vehicles. Under the Parking and Loading Ordinance, 300 spaces would be required. Since the proposed supply exceeds the code requirements, no spillover of unmet parking demand to off-site locations is expected. There is no transit service on Lake Washington Boulevard in the vicinity of the site. The closes location with transit service is at Lake Washington Boulevard and Park Avenue N, two blocks south of the site. This location is serviced by Metro Routes 107, 108, 109, 2420, 245, 247 and 340 which run on Park Avenue N. The proposal is not expected to significantly impact transit service. The proposal would generate new pedestrian and bicycle trips along Lake Washington Boulevard. Under existing conditions, these trips would be required to utilize the gravel shoulders or travel lanes of the boulevard. There are, however, opportunities for bicyclists and pedestrians to utilize the trail system in nearby Gene Coulon Memorial Beach Park. RECOMMENDED MITIGATION MEASURES: B3. None Required. Notes to Applicant: 1. Signalization: No roadway or intersection improvements were identified in the Final EIS as necessary to mitigate any direct traffic impacts from the proposal or alternatives. The increase in traffic volumes from the two alternatives would not significantly worsen the Level of Service obtained at the Lake Washington boulevard/Park Avenue N. or Lake Washington Boulevard/Burnett Avenue N. intersections. THE-BLUFFS MITIGATION DOCUMENT DATE OF ISSUANCE: OCTOBER 9,1992 PAGE 11 2. Off-Site Improvements: As part of Rezone/Site Plan Approval, staff are likely to recommend that the applicant construct off-site improvements,which are required by city code, on Lake Washington Boulevard. These would typically include: curb, gutter, sidewalks, street lighting and road widening with associated storm drainage considerations. 3. Deferral of Improvements: Due to potential roadway configuration and alignment change to Lake Washington Boulevard, in the vicinity of the site, the applicant may make application to the Board of Public Works for deferral of the above referenced off-site improvements. Conditions for any deferral would be set by the Board of Public Works. 4. On-Site Parking: In order to reduce the impact of the proposed development on steep slope and greenbelt areas, staff are likely to support a recommendation, as part of Rezone/Site Plan Approval, to reduce the number of parking spaces provided on- site. Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6; Washington State Second Substitute House Bill 1671 (SSHB 1671); City of Renton Six-Year Transportation Improvement Program; City of Renton Resolution 2769; Comprehensive Plan I.A.,VII.A.,VII.B.,VII.C., and VII.H.; Northeast Quadrant Plan. 4. PUBLIC SERVICES: The EIS identified a number of potential impacts and possible mitigating measures for police and fire service, schools, and parks and recreational facilities. a) Fire: The EIS notes that fire flow available to tie the site is estimated at 4000 gallons per minute, 500 gpm than the required 3500 gpm. The project itself is not expect to • • cause a significant impact on fire protection services, but does contribute incrementally to the overall demand on the Department. Revised Proposal Under both the original and revised proposal, all of the proposed structures would be fully sprinklered in order to reduce impacts on the Fire Department and to provide lifesafety for residents. RECOMMENDED MITIGATION MEASURES: B4. None Required. Note to Applicant: 1. Under Resolution,2985, the applicant is required to pay a Fire Mitigation Fee of$388.00 per unit prior to the issuance of a Building Permit. Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6; Northeast Quadrant Plan. b) Police: The proposal would necessitate the addition of .5 officer to accommodate the increase in service demand of 297 project residents and to maintain the optimal three minute response time the area currently enjoys. Overall increase in traffic patterns in the area may also necessitate more police service to the area. Revised Proposal Under the revised proposal, the project would be marketed as condominiums to owner-occupants. The level of income required to qualify for THE BLUFFS MITIGATION DOCUMENT • DATE OF ISSUANCE: OCTOBER 9,1992- • .. PAGE 12 .. condominium home ownership would decrease the anticipated need for police calls to handle incidents. RECOMMENDED MITIGATION MEASURES: , - B5. None Required. j Notes to Applicant: 1. As part of Rezone/Site Plan Approval,Staff are likely to recommend that the applicant: • Include requirements for owner-occupancyin the bylaws of the condominium homeowners association . • In order to reduce the potential impacts on the existing police force, enter into a voluntary agreement with the City of Renton to reimburse the Police Department for the cost of extraordinary increases in service calls as a result of this project. This agreement shall be approved by the Chief of Police prior to the issuance of Final Occupancy Permits. • In order to assure the security of residents, develop a security plan for the project. The security plan shall be approved by the Chief of Police, - prior to the issuance of an Occupancy Permit. the security plan is to include, but not be limited to the following measures: . Construct secure underground parking (i.e. with either card operated gates or security personnel) to provide increased safety for tenants i parking in subterranean areas under the buildings; , • Restrict access to lobbies,elevators and halls; 1 • Install security lighting of parking lots and buildings and deadbolt locks in all units to reduce the possibility of burglaries, thefts and 1 vandalism; and, 1 • Install of signage that at all entrance points and building identification 1 to clearly marks all building facades to facilitate fire protection and police services. 1 Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6. c Schools: The project is located within Renton School District No. 403. proposed Students in the area attend Kennydale Elementary School (k-6) 'approximately 1 mile from the site; McKnight Middle School (7-8), approximately 1 mile from the site; and Hazen High School (9-12), approximately 2 miles from the site. Using the Renton School District's student-per-household multipliers, the project would result in 27 elementary school students and 27 junior and senior high school students, for a total of 54 students. RECOMMENDED MITIGATION MEASURES: 1 1 B6. None are considered necessary. The District indicated that the student 1 population tends to vary throughout the school year and that if any class size exceeds the limits set forth in the teacher/district contract, the additional students would be shifted to the nearest school in the vicinity with excess capacity. Thus according to THE BLUFFS MITIGATION DOCUME?' J DATE OF ISSUANCE: OCTOBER 9,1992 PAGE 13 the District, this addition to the student population could be absorbed into the present facilities without significant impacts. Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6: d) Parks and Recreation: The proposed development would generate an on-site population of approximately 297 residents who would contribute to the area-wide demand for access to private and public recreation facilities. The project would contain active recreational facilities for the residents of the apartments. A recreation center will be provided which contains a swimming pool and a recreation center, pedestrian trail system and natural openspace. The project site is centrally located to access several of Renton's parks, including: Gene Coulon Memorial Beach Park immediately to the west of the site. RECOMMENDED MITIGATION MEASURES: B7. Notes to Applicant: 1. As part of Rezone/Site Plan Approval, Staff are likely to recommend that the applicant: • 'In order to address demand for on-site private recreation facilities, the applicant construct the proposed recreation center, swimming pool and pedestrian walkway and trail system; • In order to reduce the potential impacts on existing park and recreational facilities,either: • Work with the Park Department to develop public off-site or on-site trails and/or park facilities; or, • Pay a Parks Comprehensive Plan Mitigation Fee in effect at the time of issuance of a Building Permit for each element of the project. If no fee is in effect at that time, the applicant will pay an off-site Park Mitigation Fee of $180 per multi- family unit. Policy Nexus: WAC 197-11-660; Environmental Review Ordinance, 4-6; Comprehensive Plan VII.H. and IX.D.; Comprehensive Park and Recreation Plan; Bicycle Trails Master Plan. 3. Utilities: There are existing city utilities within the vicinity of the site which will need to be extended to service the proposed development. a. Water: An existing 16 inch main located on the hillside above the Marina Landing would be extended to service the proposal. The proposal would generate a water demand of approximately 37,260 gallons per day (gpd), based on an average of 100 gallons per person per day and 600 gpd for landscape irrigation. RECOMMENDED MITIGATION MEASURES: B8. None are considered necessary. The proponent will finance and construct all on-site and off-site utility improvements required. The existing city water system has sufficient capacity to accommodate this domestic use, as well as, estimated required fire flow of 3,500 gallons per minute. b. Sewer: An existing city sewer would be extended from approximately 450 feet south of the site to service the proposed development. Sewer service would per provided I _ THE BLUFFS MITIGATION DOCUMENT DATE OF ISSUANCE: OCTOBER 9,199c PAGE 14 on-site with a network of 8 inch diameter lines. On-site sewer construction would be done within the internal roadway areas, off-site construction would be done within the existing city right-of-way. RECOMMENDED MITIGATION MEASURES: B.9. None are considered necessary. The proponent will finance and construct all on-site and off-site utility improvements required. The existing city sanitary collection system has the capacity to accommodate the estimated 41,250 gallons of wastewater generated per day. No impacts to ground water are anticipated from the proposed sewer system because all lines would be tight-lined and leakage would be unlikely. � V E. : ..::.::: 101.11 I-iiu :: Inll II IIII T11IiUi1::J =IIiI 1 IIIIIIIIIIU IIIIIIIIIIII pillil a 8_ ,..1.ma A.m.. IE. •,_.• aPunim 4 a; O ..-1 J"ffil■I mil _1_■__� _ =1■i■1—■■1= Imo! h1I!!IZ — e &w I� II•I I .1G =®== _I I T'•=1= _=�M-1 I WI=—�Ir=-_��'`=�- GGLO L 161F'_,iiTl ;i;e _ -=L�_i�F�-_:I��.._ 51.1EEIMI.=? vnr.�.n umme u.m°y` °r.yiilll Zig �� Iirur�l 1111111111=1111111111 IIIIIIIIII=IIII!!liii= IIIIIIIIUI_IQIIIIIIII D"�"°���Salle _ SA..a.vN{I®.,.._r.e _ _ _ _iLn _ �r�r���1= r.71�1�.11�I 5�7 1���1Y.R .1..1.+.`Y• l�t—��1�1 fl.i_.1 c.,,ee - I�r6-'�� yali li'■};' I 'r■J -Elm I'll -�1I,1 __-II_ earee�e•.nw \ aEm. _- =_I■1-1 -I�I.-�I l�j,_=�ll■— c4�ll�ll—= � ewix ,ar VrTh BUILDING 5 SOUTH ELEVATION n _. __:..._......__..._..�_ F. ,or te oa.,w ��1l I t LE u -- II I---rrfi�mm _I-CV�- a.1 -rIJ■—■■—=I=I■II . a .... -1 Iiii rt l =I NE ti u�ityiiiL'iiiiilllnl —bulu�llllll: llm�111111. �� Ia ? ����� e — THE BLUFFS =�A6s i-,.1111IIIII!�i I u1. � {��p9 3°d, I ❑❑ AN—�©=m=_; �.t� ri�!m�l -��1i Q j IIII ■■===n AT �m ..R 1!. ._.....-__..A, ��=l�■ _� ,11VII 11111111111-NIIIIIIII! :;, �A, ;1111119niIIIR;!III� '' III — __ ____IIIIIIIIIIIIII,IIIIIIIIIII _ mom LAKE � =►`®®�.' Ir:,'frII I � WASHINCsTON I= " �IIIIIIIIIP"liiilV; IA — Ilfllllllit-�llllllllllli - _1 `E'"�°""�'GTEN _ °« -' =1— - 1 Z LEGALT PANDERS--- O BUILDING 5 EAST ELEVATION ,•,- �' �. �m�' 7' 'p _=' E ev�e� nn:FRO.GRADE oa.r-m I•'.... �ij�_ ___- _ _""` $ Z w.arcs, .,ess, v.nw ., L. i :. naJoomoo parr O BUILDING 5 WEST ELEVATION �� i .w.""° .w.=, 0 0 I- ow,woo 6.2 o- Q ......... .... - e varma¢ mtc °r°°°" a_a -iillllllllll tal lllll_iVllli �I IIr-1111'lu�""nillu I'Llll lw"II'Illlllrall°lil Illliil-i':I Ill l IIII 1=111 .ill. I=111I;111�J „� I ■■I mil'mid 2GI I u r.,ecxw _'_^r����_ � I�lil 14 --��='�I"R,.-1 == - ...1 S� P-I �U',-4r._ _� _- . HARD:Ram Z �r ====+ II/hl � I1. I — ■■ *y JI ,, ■� ! - d_-�oj, PEOIECIN.. ..� �p—h � -_— 11 __ n= 1) 97131.00 �=�'__ _w?IIIIIIIIIIIII i II,,,,alllllll IIIIIIIIII III ullll',II I"III I IIIIIIIU Ih I+ li6o-1,ll'%s'le!i ;�i_'1 'i IIIIIIIIIIIIII`'I^�'I II'!IIIIII- ',II!IIIII:]IIIII v 1 oF_..R —ki aPItTIi: a -� IIF� ��a" I�I Ie w,-,:�� , � L..r�.� DRAWING TITLE r, _ I!111 — I '-.. .- © d u - I— rNl I �r�.� t j BUILDING 5 y Ilk - �141 _ ■ �II'.—_1=1Ii—_M II I' II I 'mill ILL 11`�"nAik I II I'DO4 �„ 1 ■ I it_� ,. Z ELEVATIONS peEe �l L L1 --I_L_--J-L- '1- --I'--r__ 4 J._�-�aF_— ..:a ill vm Gaon U q� �n cw:ce I vim: SCAM W.Not Y ""�sL— rwsu rwus<,v,.w T O SHEET No. V -r.mu GRAM.,earn 9I O BUILDING 5 NORTH ELEVATION 1 I 1 i LL e w•.r exi+.ru.M.r„munev.n. 1 1 , o A3O.O2 z }} ,,,r,, , -., MO ARIMMXIIILE•MEM OM. .21• 1 G ,... 0 hpaxoxibz.:0,F.....:,:.,,:„.,:„.:,.....„,.....„.„...,...„....„...v.v,..,....„................,..........„......„:„:„.„,...§.........„0„.........„.m„......„ ..„.....,.., G GI,0 ._____„,_____ ,--T----',.„ioi „,,,,.,.,,, '' l• . , ..m..........trz4.t.„, s:+97,..,:R.q•- --=-•• , . 1 4. , . 1116.illificitilir.P.g.,.§;;;;;;K::.:.;.;.:Litiii,i•kiviiiiv9:7_4:ttLiii.,%,:itri.v.71 1716a_46„,..1:1.41;1 . ,,,,,,,w..,0,..,,.... =s....,r......,.. . INE,m7ilLah•m="--.—. '. .,-; , ........e..e...-.. ..7- -. .. , 1.0.19.040 NI' .. ,-, •_. .--,AFE.•=_—__. .= 1-- ! '. .-...e- r,...w :•• - ---7---li'w-----7 _--.,.--a, .R.•- ,,,.___ • t il -REA--w _=,/% .•-•1 .,.,.w , —...... {,,, ' •,-..47 - — _= -. I 1 1 16502015 EOM*CsIME1-/ 1 1 I : 7071 L---------- -1 -t- , I -- _ my 10.21.011,,, L- 1 _ 7 , . 0 13U....1 LI D ING 6 NORTH ELEVATION 0 BUILDING 6 EAST ELEVATION THE BLUFFS • AT LAKE 1-- WASHINGTON 0 • • • _Ii FENTCN,111491.1MTCV - LEGACY PARTNERS Z 0 • ONNVIENTAL ITIr.P01 BALLOW .1 pc. /MAT 25.MO • • =mar.FICOFPG .g....2. CI M.DE'Flitrig/PvAl.6.0111,01. sy.k.r .F i CK Vet:en:',:iggegekiatHRI.W.. ...c...cg:...,..w..wii.,...,.,,...... ...._....„. 0 FIE.,,,,...",......."... ..,.,,„,!...4..444.4,....r':-.-§:§§.r2.22g2;gagitZ2:52 :71a....,...?. ;;,...."&o:,,cf . 8 --%-'11.11 7',.......,......§§§0§§§§42,.:::52m.........,;::„:,...„veria,:a znig, r -.== on reFil,71..- • WOO TIM .-- ....: NM - -----=iii _Lo ..„..- , . z mff... lin Egigini4, E_ nn,.it:R42,2,,,‘__ ,- .:, !„..,...— , - 6 • •":': --1 le! c., —'''''', .1 4:Mitil0.111- .. LI ._.--_ t. - iourviikit,,.4„ ..._ ivretZie„) ,7,,ii. n0 si '__.....--.4q1,-m-nn t 1,0A,, _2.1 uzo ..... Palk ' 43Pi""1"12'1' 111 1e M_ :111 .1 oM.Pl=1*1E1-1..11 -,..:-.Kg.I-A..Na.;1 0.-- lI i11 tii iI nrg[IWl .__-..V .''''_,-'•''1..'..'"..i..3..i.„. PROJECT N9o7. 131.00 ORATING 0BUILDING WEST ELEVATION ELEVATIONS sc . ,, 14 GREET No. 6 0 ll_ ii liz3 ,,m11,30.03 z L-v. .E 11 17,..;11 i,:ill,„---.„1., ,•,.. ,, .„,,,i) 41...i , .. t. r:. ; . . 4 ....•; , - $1M, • -A.+ WIMIMMIll G _ CT _ ............. . FRE ISM Seeond beam So,.(ozo nmrmnaa, __"_-=❑❑_ s��-� as rm-?s~ '' ilte _�, GGLO s ,, r Ai; 1y'�'�'+ � v�.r.�wwwnmv AMENITY BUILDING NORTH ELEVATION .51.0131_,. — "\ Mima°i' -ter'°" *a•oasvawrsuoEr -�" _-:—___::— i=:::_-::._.._.—ram =-=A_x_;_.__= A -- — _....-....._ , ._.-:: ;. ;:: ��.a.�sr BUILDING 26 WEST ELEVATION _---_ ---__--_- _r-_._:5_____:_--:- %_ ro rare ''''' •—• :Inn i Ma i0.133/373 —E—E—__—_ mi t e iiJIIII11WH11lllllllll lllllllllllllllll rlQlllll9i MI w a, 111J=� IrOb rxsi.<W fRroE/` �-OMI I�15II _ c T. OAMENITY BUILDING EAST ELEVATIONA.14.61.313574.36LE �•.r ire_ /� -_� _ ""re$ THE BLUFFS fin AT • ==-- = --=—_ __-__ w _. —=- LAKE tamzl 'Q re - �` —ICI $ ,� ��� rw NM- • I,ffli.?n UJASHINGTON M. ..In M.�— r--- ' .DGER ° �NTQ1 WA94U�TQJ ■,� '�—_e_ I V h oasr..w� •rss•mn amr _— ri—- i'l' �_I V ewsrw GRADE $ Z LEGALT PAKIrIEfB �r,.a°L306 DAM $ m,.AwGw.or_o O B....' G 26 NORTH ELEVATION O BUILDING 26 SOUTH ELEVATION 0 Y r aw.r,37 0r.: r fe less rb.eue J J O V OAMENITY BUILDING SOUTH ELEVATION Mr-AL rxrrwn nnrrea 0 I— J CLIPCODICN Z MUM DM 1.00 ____—__ 0 Rona No. _ _ __ •�,�g,d ream x Illll_Illlllll esm rn.aare =IiAI -- _ p..,V - _ ,w,mo 3 I I= I I f I _- rr ® =r ... DRATING WILE c'` °3 wM-=� 1,1 ]-_u= rr= "'° I BUILDING 20 AND L_=��' ■. — . .-- --=. to ` "+-� �_�..� == = =_i $ _-_-te r Z AMENITY BUILDING �� O ELEVATIONS SCA18: w.ro O SHEET No. AMENITY BUILDING WEST ELEVATION BUILDING 26 WEST ELEVATION - IL �..r� o E 'A30.04 5 viwz •ail iEvH L�.rJ v'�...: '1,.�[1:�r }� ' • MD U131176RVU•MUM=Mt.a x„.man..a..M...,..t,uw,,.,.m.....,m...,. iV _��c as - .- 71. _ L•:P•n, _ Va .•--w,T','�— t®®LI't4 !�i 'C�. CiiIii5§til i�CM aw a" 1:;I�-'-i''-.K " -:" s.,,�-8 L'J 0 e -Rt.' ,�r _� G 5 .T 7 S 3 1 I s cP"`- •® I •�a b;• 1S I �©:N A od s u o 11: i=8 .m•. a " x , j.II M1�•v -8 1 F ,� :fs ',. R-8 m j" 4 r -IT,a- :; � v.. ;o, 's,„ "x , w� 3N 7d N330N39b S vl _ •i a o A u u a ^� .r t a x F- ��I 'SS����yx,� ,I��J}`� •-.__—x --E; �Igo �q �1 `- ,n =• .a;• - =: a 9 '" I P N w 151k1 d.- f..�'i .. Attiv'M'-fA',i 1 ,0it P. 4,o§�I',l ii- ,I 'e)i•®� (VIM Tad) film t u®I`�EI .C'EQI 'T or.,:2,4 c a"r Y ,, a •�-•a ^ •b•- T '3'N '3Atla ,/v�N33OS3(7tl. I L^ I A• " 0•B O I tldi`,- 4, X p . 3-, tl s N330N3Qp a P � .41 Q CF� �,- i'� �' nu, . . '�?•�$: A,_ 42�� 9 ; L�1 Cb 'i'�®Id'� R n���. aPPI •,sNt. L� I 4 �� 'f',�I I 3N°° Y F .3Atl N330iJ3Btl m ' 'W N;.-- °' AL - --= } N `.'.31N0Wa. `_fi: -';O � r'� ^ 4i. {---- r"' ,; 7_ i yrA I a _ , .,. 0 t {� i :;;�I — - °Z LLs'I Rh8. ¢ N 1 e C7c }: _ so Na I �� daI N a_an•• - P +AA , 1.'-.-mg.- „� J ! -, ..,,® ° al WY- �FI.-\.✓"Q •�- ii�C L;•l �l �a E i y I � ' s 4 �: i &� �-Y'1e9Y�mT9+�y..a4 3 ' ' >uR. ia; ofl __ >�3N 3Atl A3331NO�Wy, a N ry S ',�, A3H31NO/y.s6 •. y�, ��S_ -_y i .{ y i GGLO .. ` '® - R8`' �,rr a+�: � `_ ' q �` ' f "! � - ; R8 Is IV 3x�,x°� , I .Q e3 Preacul WwoayGaW m 1.. a a�:e_..-'=`�`'- �' °: .. '" t!y uw Swami ate.aefl.tea ., y r" : :=__"�" 1 '�_.__-___—_-__• 6 iTiti_ •.V I- + 11� r� ' - �,n^'' I ''4•_310N-+SI3 a .. •n-.mo101-® .." c [ti _"} ,___.:-I� L+JaI.!1i�i W cfigiNtig Q 1 :Mht"-'ii" R:..rI�.1�I a' L mt _ �' I _ izi" r.>:Iml tm-am en MIAm=A p _To rt n F 'r 1' - R2NV' 'VW MIOON N r� ,w ,yg�,�g Y S �I''� � �' i !l ra r i . '3AD:I!l 3NNi; '' is°= '::.,=.• :- Ig ! �' a '3N 3Atl M�IM3NN3N -�' N :—M�— ��. R-C N . '3N '3Atl M]M NN N a' _ • .--,�' 111E1E11BM .max — s == `,`. ilE -� '�lmI�"W�; a . ". --- w . . ,. ""''' d• N _' 7 a I o • .....7. --- E - & .a --- _ ri-g .. _ �''• �" RSTpT ._ �.�❑ ,!!!i M1 - - - - .."xnom lN�___- �- -_ -- -'l DTI _ 1r,f7 x ga, t N pR,gk - mwyy 'ii,u,a g wry$ $`�1' . 0 ._ r E e# .. ..a 6,., rr> -n %IV.ori �r qp' L-..liu!a" li, `Al3j'I�'W i lJ W 1 1 _ rY,�% ' o �,, '3 N�. Atl.. S3NOf .I• a 3N 3Atl. 53NOf a y�aD o 1. ° ,yf---w �j" i' I Aid`''�. �»i�..,f .. �N HWY:405�1�--^�'' c .L ` SEA • jai I,.,,„ 0,,,..,'' " Nix z _ -----"eO_INTERSTOT"E� off`_e- - ! e NOU £ `N'o� , lif THE BLUFFS "- '-:TOfAMH=31V1SH31Nl _ Q� � ' U✓• 'e pP� eac eonaeaen t�oaaeoto.Cie i'' �' IV. ` IL�$Fa'r y v EvJ a w Q LAKE • • V MO .3i, , n � -, ° ��� � I�} �1 a•�� xs N, '��rar� �� �"� U� " �1`—.�;=� � �` WASHINCsTON • �s6 :,� ��, Vic?. �- '� W ' S� a-• R 8 k1�‘' r�NroiwasNrGroN F .y .a ®� ®' ••,. • ooQ CA � 1" ��> GARDEN u+caNrsarLeTccrrW+r N IR 41 !,1 i a G• 'moo �� ., ,s..: a 3 *oil ' .1. ,AC oOp SAKE e.....- iJ o r to a � a,b�a '�,. ' �, 0��O�Q i `�'' - 'ci_/ •;tom:'. '7.,,,,,,,,,,,-,,,,i;,::::ce .E.\71,'-.. :.:,,< •'‘, ..,> /,;,;‘' d�. 2 a` l7 w ___ _. _.:: h J v. If119. :- N �\v ___ TOW N NOS •W/ • / • ``>'; 3' ,'� W t 'tee a �•'-.,i- SNIN _ p et. ��.e 5 \ Z ,<\' ^` `•':., s ; . WA _" p� r• .-'r ' i¢ " - OR\ fir '�,7,' - 0 f o cn x x ON : l .�, F it oot 5r° OZ O ` .\;y' �E' �N W P !i ;,;'_ - 4c, -.t. O PROJECT No. g `W VP coV� oce Iwc ". U 97131.00 k\ '' - L o,x...an \ :\\"Y=L pJ . d DRAWING TITLE �f - \` o ' ' ,j NEIGHBORHOOD vF. N VG,::"' om i e q G O DETAIL MAP SH z' a 02 ' INGTO - ICJ` �a� �5w, u SCALE: r.L_. SiLAKE WA s� s, g SHEET No. NEIGHBORHOOD DETAIL MAP O AOO.O2 Ea C ecrtl-E I•.Imm-m Y� ® 1•.'�i�} v4 7 kt i.s ci /_ i I I_ O GGLO ® CARPORT SIDE 4 FRONT ELEVATION �°m..x, 101 Sam.bmm Ses MO V6'•I'-m' S..r.�.Tahlrylm 01101-0SE0 Mac Im,l 0S!-s® ha fmq 4e7-0¢7 6,0 Pwnnss(9) i MAIL MaVEw6>VE EosE oryw6 0.t211aeN 4 . MI a lingo ° MAIL BM MAIL KwM:, 1.KIOSK 132.1 x o0 ELEVwnW M.¢cvwnox O O MAIL KIOSK AT SECTOR Al CARPORT PLAN THE BLUFFS 1�6•.1._m. �6•.1._m. AT LAKE 0 TA o USHINGTON _— fENTGN.JW9NNGTCN _ Z LEGACY PARVERS c MMEMI_MMME1_ BM � 0.0.111.1121 � CAZ _ a O GARAGE FRONT 4 SIDE ELEVATION 13 ❑ 2 V6.f-m U i Z 7 � Q N Z mmaac 00. �� p" 1 0 • 9 '' mm'.' : o PROJECT No U 97131.00 '— SITE IMPROVEMENTS: gg NMI I S - -7,`-- DRAWING TITLE __I __ m l _^ . i• Z Gam CARPORT.WAIL MSC 1 M>a0am.,o, mmn 0 GARBAGE ENCL.PIAN/NEP. SHEET No. 91 O GARBAGE ENCLOSURE O GARAGE FLOOR AND ROOF PLAN o v6.H1.02 0 yt,i • ,In,im■,ra HU=,o!neutSrtm[CT MOM 10,16/16 Ilidane.Plra512.21,1002 .fl E 1 • • a9 A , I 1 \, \� I I�IIIIIII•i ,n,.nl�" i I .r /,I il..i j1,11 ----------\� \ 1 1 III Ilr III I - - \ \ \ \\ �I\IIIII I II IIIII I 7-- II II I I111I \ \ \ ��\ ,0,1 ,IIIIIII II IIIIII , IIIIIII r \ 1\j11 III,/IIIIII,,I,,,,I,,, 1 $ 1 I E-I INE \\ \ \\ ; �,,\ _ \\\ Illa IIIn4/r 111\I l iiro ,Illd 1 17 1 uII I I ,.. g 1\ \§ �. .\\\_ �1W,ru il1,i IIII IlUI ' i/�1,\.i,rt II _c, €i �\ \ -\\ l - \ \,\\ IIIIIYj'lN ,, \\I,Ip0,,,,IIII II R I �� �� I., \I° 1 �� 1 I IA 1 I`` II II \ I I \ jlp, / .1 \ \„I\I,\,II I\ III \ I'Ij11j I'll\ ,.D \ I l\\� \idl\\1/ , 1 I Ire1y111� ,I\IIIII ` II11\\\'IIII 4 •. \ \. \\ \ \ p\\�,,\\\ , \ \\y 11, \ \ till I I II da, • \ \ _ \1\\\\ 11j1.Ml••/ I I��,\ T 44�I`\II \\ \1 '1111,I1111 \ , \ III VI �" I I I r I I 1 {\\\ I \ II III III \ �� 1 I I I I 1 1 /' III 11\\\•;\\\U I` \u1 1 I 111 \\ \ \ ' IIII !- /i \'` "\I r�\\I: J101j1'� \�III11111I1111\ g . \' >' \ 4�' , �l//i�i/%\\\�\��k.,,: \\�\\01��. \N\1111i1111i111 .. �__T \ \/.•„, ,.Y__=1� \\\\l11a \\\IIIIIII I m -.� \ -, Jf, y:':;��-, I\�,,„\,11ll r',. \\111\i,lnlili1ii11 C7 , �/ „ "' 1 `ilj111111 I�lll \\ \\IIII111j11111� i,,,,,, / 1 III1I414/n \ ll I u1 it �I ;f \ �\ \ Illulll�i z 111i11Iu11 111 � �I�' '° / • --i �l \`� _a�`\ 111I1j1111111111j111 \ �__i�_0 /I i' I' ' / , .��L\.,- ___ 1),11111I It I I " - �g�l \ m1 11 (1 ��� �� ///, ���,.....�>.7_II' \ /' �„ .' I. �,y�, -"/ I IIII • ,6�/ // 1111n , i --- , �.1,,,-11, Y I 111 1,11,0111 �Ii.\ , ti f), ( 111111111 "/iii_ ,rn :✓.r! \ /�Jl � Ij{j ��' \ v ( �� • - 1H,(Iq.I III 5Ai t/1071 -' -_ /, '/,';v /N-� vAV\� 1 ,/ � VI IIIIII Ih II Illllf�llll�.' - i yy���// g �,/i�ii�'� 1 , k\ , ♦/ tr*Ajool\I\g1� 111111111111 IIIII' .4:9r pia'\ \ I I' II 1\\\ I III I� /' /�iiii%/i%\ , � \\ \\\\1 II IIIII II11 i• •� IIIII r// 1 � �� ei 1 \IIIj III III � /�II \ ]--`I ty I n1111 11,1111111 Iu1111I//j�'Yr. >r�:� [.- \\ II \ \ r' •e,. II IIIIIIIIIIN�I I (IIII kIII i�-//j� p"' € ' 1 IIIII II - ( ,- 111 I II/1l11 V 11 I 1I IIII_ b 15 r� ^ldl� III gll I l ��i �� �� I \ \ _ \\ � �,•, e'. l/ /iir9,//,Ill (IIIIIII fllllllhi � Inwi ;�,nfll� II \\\� \ \ ` 1 A aC w /,/�ii/iU/jl1/41 rl 11 I I IIIIIII { i ,IIII Illi I \ VA +-ii y/U//llll/lI . 1VI " `,ate • �"I1�'!I. ,,! trI 1,1 �` �� / // I I I � I111 IIII \11 � / ' �I NII11� \ � 'i q IIIIIII/ill 11 III ul III,� �\I Ih • lieal III• lrnll \ \ \ / Ml/l//IIIIII IIIII 1 IIS hNll v Avvv iit /4 ,r,,011////l111111 IIIv�I a' ,II 11,0III v NI, � �$ +r uil//q/iir/ilI111 I I I V V �,..!?���r � � 1 vlIn — \\ � ��, �� �•�� � rrni�//ir/ I1IV � II��'l�' n+ ;` �I� �' I ll��/i_ \\\\ \\ \ :',,r,l. IrG"rx I I I Ipi 1 I I / N. . I. ' / 1 - \ \ �►��, l,,,�N� IIII ,. �/'Zi:C:m, � f !..,,-. �,\ \ \ k �►�� r ,q I:. tl IIII,,11,,,,,,,;;!s4�'�f�''�r�fr�y,Xl, !..�:Sr=� 0 \\ \ ( \\\\ •� % ♦ , .¢rlll,l\II,II,1111111 II I)r�;'�°�'ii//o ilmr"'` {{ \ . ., 1\ \1 \\\ r �q r • ` /I laik,\\II1111111111111 /i%%%14,'.4% / %it� Ili;�"�f�nnna i IV�l__f---1,-, 1=1 ,01111 UTT\ A\ IIIIII i,i , �, I I°111 IUT I \I r �rr�111Nw I,IIIII1111 r�f�rr< d( ) +�` gI■Im '�.�• 1I IIIII\ \1 �\ e \14 \\IIIII �l\\\a:�.\\\ I ■1 W II II III ..t_74:*'7 � � 1 1 III \ �\\\ ��`'�,.l�Il h3�'., '`', IIIIII �\ \.\.\�-.'. \\IIII \�; \\�1II J� � •� IIIII I =V 1`� ,•1111 4 C�-- �Av1 Nlp _6 �iii _ I II \11 ;. \\\\\\\ . 1 11/III_- �I�. IIII1II . -.Sv \\ \\\p0\»ilp/U/ 1 r 1,I 2S a \\II IIIIIII , t �, ,,\\„ \\\\\.0,III k.„.a,�— ��� 41 s _ IIIII n n N „�� �/�yy ,If��• \. wv\�\� \I,II�,p,;,111�-3== : \� '` it ' \\\, iiiii I�I'III�I O ., r / /�bl 00V. \\` \H`���k`4\---_ \\,\ �r - ' \\\11 pill 11 _ i 4,4 v'1 �\....,\ ��\,'av:\ ;`,;� \\\,d l%e /� \\ I I11 111,111 0 � �'o` � � �� � \ I �• \I I IIIIII g / ��ob. .\\a��\\ \ IIr �j \ -11 IIIIIII � p J 11 / •cBAi� \\\ /11111 +F,1�11 7r \�11111111111111111/ \\" 88� ' J. 11\\ I1\\\ I fp IIIII 11\ 11,1 1 ,I b•.f�1 ��v a 6 � , A1141n4/lllluliVA`v�Alliiflh111 �J�I�11 .. A I IVILIA IL`I111,1�. P• \� ' Illll/ I Ill LI IIIII[ I I _SJ}Iq.'�y I I,� I •t , \� �' 11111\'\\\ \,I IIII ,I„, }V „i s �� I °-i I ,IIIII Il,„ �� 9 �Gfj I IIII 1 \ IIII, (�,� pil.,/i'� I \"/1111111 i \ 7 \ \ � t�''IIIIIII\\\\\\111111�/��IIIf7,lliill}9!'!��1!y1L�11• �1 -I 1111�IIIIII\�'111j11 \ , !� \� ,, \ III nl,a•, y„1 l / is 1 1I 4, I\ I \�� ` I � i/ice,, \bulllrnlnrn}uu � ow I IIIII Illlnll � \ \ \ E"� \ � .� ,i/// i 1 rprlrl/, Ip lI I�I � 1 li IIII\141111\ \ \ I \ 7 ,,� ,. P/ / ,ll/Ill.11111; r Nli {(�'�J AI,(�..t'� ,; 1 -1 I I IIIIII III IIII.. v4-�� l%l//�1�����//ll/�/•rlljlll Nhil .h� I 1 I IIIII 11�111�j1 �' ( I 1, a//, Ill p bu-:- III III 1111111 , x `1 I // f\ ,, +N\\ //i Ibl / /6� 1, IIII Itl,llll111 \\\ \ ` , I I Rp ///qll>( I�T,✓y, I \� Il p4/'��.� '�II��� � ��� IIIIII IIIIII v _ , \ \\ `, / /„//l I , Irk I /Ii. H lllu0 i 44,, 4.�. (� / -IIII, 111 11 \ \ , ,\,\ 4\ 1 I / / /,/I , \ 1j1, 4'rri-//t/Vi,• /1/'/'0qul,/!�: 417' o Y I11 I \ \ I \ I / // //1 I '' \.. \`. \,\ - ,/. ,/. ll rl tl"; Ifb.0 e•,_' _,'- }�,IF, �:'. —-—-— \\ \,� I I // //I \i_:. �`_ 111'll!1///„%r a,,; flr7f::�::..,eJ6.1�f.,r r:, , y� \ \ s \\ I I 1 1 I . 1 I IIIIIIII� II II,I l//,l/////,.r fi I '' _ __ ��1 1 I �, 1 / /11 IIIII Illpllll111//,'i/i //'/'/l I � �. / /''') \\\I\I\\ k'\'\\ F� ,%II 'I 1 II II 'I 11 \, \ .� 7/ r\ , a-,-1.1. PI I I I 1 / I, ' ,;xOrr'X.,'�.,, ,I., //�// - ', _ —_ . }��. I . . ('' ‘y • f ; b ." N a ®ae • ® ©III II ❑ z L:' � ' A g1 °i g rill g it 1 1 rr..., 1 h '?r 1A 4m LOT FOR CONSTRUCTION - CONSULTANT COORDINATION PLOT g DäImg1 23` = I s -€ o _ iti,I.,'Y,..„- ,,;,..:‘-.__-••••••:.;.-;,.-.:`•-•..-,.i. . tk:' I ' i . - ..„›-•..„„ \\,,,,, k,\A\tv,t,4,‘\,...„,\-,,,.3,,,:,,,,,--...z.....7,,,.- lip , - t , i • • 1 \ „. \\•,,,,\\:4,..„•......„„_...•••:•:....,,,.....,.....„,;\1 ,t),i•,) t ' I 1 I I I t till 3\3 33\\\'' 1 \'33' \1'''''13\ 7--" - 1 t'11 131;tfl 3 3 r 3 6.4,... \\, \\I`-1.3333. 3\'3.\\ '-'31,„„-‘,1, 11 I 3 / is 01 is • sltt \\,\ . \-., V\\is:\',1\ka,'‘,. a 1 t ; t i ; , is it.'1 • itg0 till ',•,\ \\,;,-;-- \\ -,s,\•,\'•,-\,•Ks•i,\ i ' 1-1 i 1 i i / ''' 'nil l' ; i T. nit i 0 "I \-,,\,,::•:s,11;1-itit Is,\\,,\ ''.,,,\..„- \W\\,•.•\`‘ ''' 'c't i' ', ' 1_, i, ; / / ,, .. k 1 I t ' ; / il '1,1\ ill.ill _04 ..\-S. -;'•---....-- \`, ' ' 1 I i ;•,-, .--..-.,:-....,,,..,•::,,,..--;,---..-,-,;,, ,,-„,-,,,,...1,....,....,\,,,,,,..-„,.,. . ‘i r ..e Er ., :•,,----:,,,., ,t•f:.:-,,,,--..•.i2:-:::-..-;.:-....-.,,,,,,,..N•,;,- .,.----,,--,,,.,,,;.Nz-zik.--, ,,,,, ? ; . , / ,/,:-...-,„,.. iNif•,, ..„,.,..: s::---,:,,,,, ,,,-..„-„. --4.:i-,..„---::-T-, ,A'*, -„z-,...,-',,:l.-•;..:::', .:•„-:,,,•,•'•,,N,,,-,\• / g'2:-.'..-`:-•• '''•. ''''' ''s\-sas- i'''',,\•'s• \'-''' --s'''\' "--..-,'„--.\ •tss•;;;;•,'-siNcotesis.,N-it.s.-., ; t 1 it • . ss ti s 1, r".•'„.:,,z 'i'\ i\•1\•;\\ '-''\ -, • s, l •ii r1 ) 1\3:3 \133',"11Vt'•3-4.-3 1,'33\ \ 31 q 3133.t3 di/ /3/ ''' 3,.3,\rt ," \`'‘,"33\33,3'3\\'A',"3,,,,,s3- 1 "'--• ' i \33\3‘",13\Si 1 It 3\3'13' 13,..\11',\ ... .L'\‘'3\1 hi i',1 '''.-\ \v:`'Mk\, '-'-..,,,"`-'...,:-..<2.-----------.7-,:::;,:::▪:.:,:,.\•,...\ '11.1 hi!i!. ;.. :k ; ')I i 1 I 1, ,\III,ii j i 11 \ ...,,,,-,,,, , ,..;zz,,,,:::•,,. . ::--..7..Z,.F'.,... .",,:,,,,,:`,...1 ,,,/0 9 hi Y..^..., I hi!I/ " \`,-.\--'' . `4-.--',';'•.;-_-?..7,_ . : .,,,, .,,,-.,s;,/.;:i.-----,N. 'II NI ip /, tiff 4' '11 i 1\ \ V'i-•!\V'''-"---:•';•s '.5-71.F.;:‘,'N''.. -'3'3t‘3\ '' 3'"3.4(lip 3,1 1 k - 331 „ i „1‘ * \k, :.-13''' ‘ ' -3; .:1- i Ili• 1 \\ \ \ \‘'`• \'','- `$-,:\. -43-3r-37:7Z-- --Z‘33.33„ .,-.-3„.„.3.3'„'",:',,±,-`3:,\..,t3, '33 .„3 Nil A\'‘, \ . .„....3:3„.„'"'t t3,.. 1111 11, , - .... , . N,. ,,,,V Ktk;',.1!11 INI T \ lit- \-...-.. .:-••.' , ..,,, ,,,„-- --„,„:„,,, -,,,:„,„„.. ..,:n.„,..,„,..":.•,••,•-NVI;Ili * •,„•.••:-,; .0i ity .-.•:::,-,1:::......,,..J..\ -... ..:14,:::-_..7.,,..L.t...:.,1„., \\„,,, --.••••‘‘:,;‘,A.t\kw;\i,pi- a 11,)i,; --------''':-. - --.--''' '..•.\ -- '' ', ,,..'x ,-,1\1 ph pii poi 11,$t .„:., ..., t, , „ , :,‘,,,,,,f1 ..._,..,),,,., ); ,i VV. Iv, ....,_._,., ,ill i j cl,,,x; ,( 1 8,1 ri ,'" 1 II ,tt{ t..// 'r) il r' 3 i AV' 1 ,I. - /f.,,, •,,,,, ,t;t; ,,,-7.-. ,,,, 41,•, ••,, io t,kl,..,,•,„._.-_-:..•.;-,;&k. Ki4 ;„ \ , •.,,,•:...,_ il.!,.`. . ,,,,•-...:7--_-.1. 'To 3,33,1d-.31 - %AY,A4tt,t 0p1t..V..\...Pt''.''.''.-t''-tt.t ,..tz.. ,,,,i,t-k.-.1.1,-.-:t-.3„,-,s,,.,,,t,:'.„l,'s,t',,1,",..::.*;.,-:,,::-.<.z.,,:;-k'Sstt..:tzt"..-c,..:::.'-'.-":':'•.',.t.-t'.-2,',N_:\.-'t-"`t,-t,Zk\ k\1 , '' . - )''tt tts\I'N1ts 1 i1l1l,111 , ' t -t-",--,:t,t•.--, k,,t.tttt*,---,-.::; ‘,\;,t,',1 ,..\I. '',' \Jilt , .%. :t313--3,-73',,,3,,,-,t---1 ts-‘.,';,'', tt'`,',,','‘I,N' \\\\\\\,,:\t',;\t,"S‘N,,,t0.1\\\,‘1,•-„1•tt1 1;11..11;0',.\'-';,,Wt t 41 ii",' WO4 \ to, \ ` . / ." 3.3 3 33 331133 t 3 33 '3,3'\ 3,3311ti .3 7 \N,' 3\I\ i 1''3 4 iht l'ii 1 t.33,.,3 31111311'31 6TI ,„ 3,..333 ‘ .3.•.: 1 ' ''"!.3;;;;337';,. 3 \\‘‘', It ' i i 3131 1 i 1 lii,!'- 3''\1 31\/1 . \ '-. \\(1 3'33) , 3 ‘' s1 i 'fit i t„'' •'`‘'gtt p.t • \ ,,) 11 1 1111'Y'' 1/411':III Iii \\\ ‘`All'41 ,, 0 ,„11111t, t1;111 tit A'k\\IV:Pt:" is iit iii• ii's'•si till Ls. Is tills%,istl tii i-s'it, .•- ".iii!fly i is: \0111111 •'- s \ siii iiil Os\ 11;1,s t;i i )is;ifittii it ', V \ .\--a ii.•;. 111"\tO iis 111;Vii'1111 ri/ i'lrissi in' 014 , • Ilk\ \\ \ \'1,-..„,•••,•.', 'oil ttst;i1 I t'1,V ii 1 i I,- lilt tnT ,N.6` i1t1 t/ /1111,J1 ti t iit'i 1-11 Ili It \ .1 ‘\ \\ ,', 11\ ''''':', ,,,, '‘Alyt't.'t, .t•, (1,it 1 0, ,,,, to!, r4 :k.1,;:\:,,:0; i::;,1, \ 1"\-,\ ti.1.0-/ f •;,`,,t 1,;"'•iqi1\:\'',\„ '0',1111', 0 - ', 14, •-...• ;. .; ,v..•,t;,,,,,\, ti i\--„„ ••... 4 ii4 Ill ,.-..'- ' WE) /7 \„ •\ ‘ \ e-;'41 3 1. 'ike.1. ,I k-\_, :), \ \\-- 11)4:7 -1- tt";\ti' ,'\\II,''-'1,' 4'111.111 , \ is, )-i ,k6.,, ,' \3'33X1tt \-\ f,' m-.,,,•-- ',\' '.•'.v',•. 1,-,,•••--, wilvi ilit \'''\\--1-k\--\: ) `'-''"fr"--•>713\\--.*,FCe-`;':•'r-1.:,,7,r;: ,./3'17/ '334'.%:::3,33-,3-3s3 .:3-3:f' ,33..'1,-) i133 MIMI III \\\\\A',\3c1'31,33.1,0' \_ = . I ;Sr--,,;,,-1--.•i, •-‘"'---;.;;;--`.,,,,,' - ' '' ;III;tdi 44 \ ,k,\Mtgli,11 .) , N, ,--,w--"7.1. -1-,IP' i/-,,,:"•/.-,'-'''-''• • ; litlititki. \'tsi rsi. it i‘ •-•-.'-:::;,?*2.---`,,...---' ' • s :,;,:";',V s.si lilt i ' i'ski---;',-s..Z•-;'' $kil,ii•1Vil /'-s;-;-'.',..-ti---'''''.--k- '^.' 17-'•:....ki:st,---,-, ',- Vsttitz•s7itts-.4.--..,;-,,,:' s, pt•.,1 0• -4.4--3-..,-..)4,4.34-ql, ,1 s'lm -,q 1.11\, ---- i ---k; • - , ' • - --W..•''''l'\•::• 0.,,,,,,e-- . ii,1) j,..1, il''`''''''' 111/ - AA''' '4 • r), '101/i 'f iii htiAt,l_ ..,-.- .......-- - 1.1/ , .-. ; Et rt vIt%.A ..-;;;"..;;',";, k.••,,, • ; ,t, - _.::.. -----------,--.. ' •f• tit-, ,iri-i.ija ‘ ,A ;,-,-,,k„.3,-,, •-••tf••..to•40,-4,,,,e-e4„., , h!lItt ...„.z...-.5-\ ,_•-•• ; t -..._ ,zk.1, rot_ ‘._,t•-.:<,,-..,„ * ;,..- ,---t-•-•,,",t-, • .,- - ,..;,13.-.. ....-- v,4,41111). , ,. 7.,„,„„s.- ,. . •••-l•-• - ..,--4,-,,, 4.4 q 31 i;„',33 i, u 13'1 r..:s ........•••••• 1.` “Q-' ' .to :. i; ,rt \. / / .1..- ' , - r•-— • i- \ pe,, .,i r,k ,.1‘kia,•,.A.;it Hit 1 ',,i til 1 -,---S-L,;,;,. -V.,. .):,,,%. r..,,, / /I /L--- AffA; '''''1,,,,,,°-n \ `'' l'::\fill.\..VI Ut'i;i1 rl f!EMI '1 (,:',1g,i '',:-#. •°,-...'.. 0 7 , —•,1... .;v-.., .,----*4' 1'Illt.U ` : .,-;.•••";,; ,,':,t''.iz-f.•'.;`,:',. Ia, ..., ii : 4 ,.,Att , ;44//;:71:4;`,,LOti1.', :;„::::\\1 f,A...1 F2.,:.;. , ,,,,?..:,.. 1,,,..,-...:.; ,e ipiti i 11. ,-; ".• ip.7,:4,',"' 1;13 ; 1 i'0•fir,-,i;-' , •,' • • ) -s.--,2-, / ,/,- ' %.4z. ",, .it 4.');/,,1 c i',t i} ' 61 gii 1Aw.' 4-..e, ...3;IF ,svei!x.::16 •. ,.... .- ',• . ' itkoit' I I i; • i .7, ,xt;.4\,........i,., R p /' ,:. . ,.4.7,..i 44? rfl.4 lii i i )11 3 4/,3,3 -,4 'i 3.7 p \ - 1/ ' ''' -E1 3.. ...1.1'.• iq•;,,/t ill I,I t 111; fil//0-,2-.<-,k„..., -', '41 313'i3".'i .33 i\ 31.- , 3,- ,',4 ;Il;i;i ;,,i ;4404; ,„,4,,,N•1 4,---,;4,:f •...---..,...,,,,,,, 7k, ' ,,iiit I. 4 ' ., 1110 ON III I i '4, littlj,.::.;',..k';.-1., ,,, '• :..7.7=.•"‹,.ri,i J,,-,..— ----- \„vpi, % 1 , ,, „.:,,Ik„„7.•,,,q,,„0/ ./- ,,..:ikli ii,.-_,.--41-•.- ___,---__-,_--2:-_--,' %)slil,j ,`,,";•9 • ,;;;i::::.\ Si .-*‘i\ ‘•-'•V'0'".t tIV.V.??^.;°'",r47f,t1 \ \ A "'CP: - • ‘'''\-‘1•\‘ •••'1c)%• .4til:<<V;s'•i&C"s4,44., aitNiNA,. --'s iihs-4,.,,._'-iir%,.'.,...,,e,ts,,:.,_::‘,..::__ _-_-,-,_,:,,,)‘10111iisiti,\ , \\)) I •••V::: \ \ittA'', 4,'‘-‘vimrTif,:i;',.,;p11).14t.;.:,..,-..,..,:';',.,,, ..,,,,,i-, .4,t-i...-3:::;,,;:;?:y•; ,;•<1,--.„--".\\II-1111,1N v.44,c1 •\''''.. 2 ---. :i'::•.\ ,**",;. "'' A 10, 4;1%,- ---'6)ii jiiil '''''.'-':,:;75.7.,-, 4t,iiiik-.--::2" ' ',. '::',i;\ 014$' \ \l'.'1'.',„,-.'.' :i:*::',• -4.-'' r\ \ A.i•;;i'e\Ofir.k••!.'„:„ ..1-:,-L:i7,A\,"., 'r.,•.',,j,r" r• 'A,t'ilill; — ;-..-\, /"I . -- '`''"--- - • \'iv\, VI'k,St--. ..-.-F-.. ---'s-c. •/., - r., •ki . .'..-,,,-.:1\It IN V. 1l: 4i\\;i\, '/ \ ,.,tn*I,1/4S10\‘\.,.c-1/4o, \\,"•,.`:'..11,,bk...:'4\,,3,"\,,",-.,-,,)n,-'.,1,'1f,,;.•,_"k,.I•_':,,!',r.-,)k,,,,-,-,,,,r:"s.\/4-s''.,33:,i... k,‘4,\,,3,‘*`.'.'!'*',',),1 I3t\3vth-`,1:1 t111,'',,•I C.;;;I.,3 3.'t,1:,,.,3I 1 I •'.3i-•-ui•'1.,_sr•s-•.--.-"4.3:•.—0-.:-.8.t0.:g:cZ.''i.A:.$.':.:.:.:1"',:t:",i=;,..-,';,,;,,;,',$,,1'-4,O1v11.':,1,1'h N4;lst ia',lp 40ll i.k_, f k,,, fifi.t,1 t,I,.'\-•,‘4.t,,441/ ,' •tt ,13-7L :::$3iii::/.,..2.-.-i.?..,\\.;Aqv, , ,...' , \ ', t?7 0, ,•:/ hi.ii \ .11,111.//111,,fi ,i4, 1,, :2,0$- Y,, p..- • .. •-.•',/ - 1. • .,..($iiii I-.,L,• , ;;,. 0..i:::•:•:.3.F. 111k;,,'s 1 i\\ ,' \ ,• ., e., - ,/,„;-z../4114,--.2.-,.104//1/1A...-. ;, 14_7/I .II ...kjrktg; ill;if ik \ \. k ' '''‘ \ , -0 • ----,".'2/'/i"f.---:, ,...2,'V ir .Iv ss ill 9•.,,i f ",;.; : ..::iMi. MI1.11; \ \-'\\i''. 1 I f"‘‘-.1-''' j''''' ''... /n t 14 iriAt.Y .‘)/-;/-//f/'.0.fr.:',i. , . ;1 I . , ... ., ,• „ . \ .,,, , , \ , , „1....#74) .„, .. .:.....,1_,...112:43r,\,,,,,,.,\ .111,0,,,,,l'‘,1::11,,I,11,11:,(7,_... l\V,V - : cr,sg::•$ r'cq--.. "i,--; /posit , '',!4"‘=-,:. _'...;..:...--t-', "(1.: ,,,, ,, ,,,,,,, ,,\,‘ „ \ ,. ,.,,,,,,,,,v,:•;,,•„„,,,,r„,,,,..,,,,-- ,•t-',L,'',-...,„ 4ii E.,,,,,,., \'\\ \,i, \t' \ , s,\:.:etrod.'.:',!):' ,,,, ,, •.,' /'/ii• 1 ;41111001.0014 II d,,,:,•.. - Ira \•1 WO) \ !• •* \d‘ i I)i 11 ". \ ..`\‘'i,.‘.\'.\, ' .Vi*\ \','-'''''.--Yrre-ts'..'-'-;v-'' .:,'/I'".: '' ..''''Iii ';L i-'4-• . e, , . • .i li.....7. o 'ill 1,1,iii,f Ili \ ---,'-',-..4,-2.-.,,;?,,- ,-,',`,.:-,/,/,'•.,, , \\,'4,\ ''.\\,V,- ,',,,,,/, ...; ,,,-_,-;,,,;,,..,:',."' ,, " Vii • ....as ,..ri,\,,,,„.,), .,,,, „„iii !,, , ,,, , .. at,via vs. ., ,,_,_.N't a ' II 1'11; I ••• I { \ ''\''''''''\ • \A:(7 :1•I';'.: ':' '\' ''7.' ' '7‘‘' '' ' ila RI 111 VW 216•C'''' 1 r.: ,.. //' ' 111111,11,1\ lciii ,',. n,\',„..,,,,N - ',,,--,;•;:,••,'",'''.,/ •:',,,,,,' , '., ,i :' .'‘,, , , _4...„,,,,,,, 3:11.:_tr.,_,z,,,,.....7ali :.; ,iiiiiiiii:,,,I,,i,i i;,,,„,h,,,,!,,11,,:i 1, • . ', ', ,: ---_,--Ilai ; •:,4i... .110. 1 , , . 1 HI,1 1 1 1 ", ', \‘.;\, ',,.',' -'14" . ''•,,.''',`, '',,,.,.. ',' \ __,,,, -,.-.,,_ , .---_,,..,,,,,,,,„_ \ ...,_ ,, \,,,. .. ,,,,-, ,- : - ,,_-_ -v _ \- -....., '),, '•I'T,'' '.'.'-'\ 1, ' V' •,, -' •1- ' \''.‘. \ ,'' '',/ • , , ,„., , ,,-,. ,,,•:- „ , , ,.,,.,, ,,,,,„ , , „ \,, ,,„,•.„,,, , , . „, „. ,'4',/,,Clio , ,./ : • ,,,, \ iy ...tom ,,,, \.,., • ,. _., .. .. ,,'. • - 4 1.!_iert.„....._- "Ital ,,rti '\ ir-.- •,,,\- ,,,,,. ' J..',6 .......A.% ...milialii...; ". I 111111 ,A'‘,, ' •'ill'.. . i ',\,.'\'-! a \V \‘1 c' , .,. k In V.-L,P,40\ '1,'-'-1-T`regliglifir,„ \,!::'I: 10'•.' . \?.• L\\\''' .\\.• . ‘ ••': \' • •••, • ;-, Pi 63\ ,-11-,•16t.r.220 .114 .;11 IIR'I '' ‘ _ _t• 0/ `E•\‘ ,.......4 ;‘,0, 'ljnit,74111M: 5 , ,.,,/:,/; ) ..' • .'\4 \ \ \ . \ 1 lipt,141,1,11642r.d.idt-044/00W- I NMI ,,.,,;.i'.1 .\\ ' \ . . '•\,\ \‘‘, A \ \ .. .40 _,...r....-....Alk ,„-_ \ eo„.._.,,,, ......, • , , \ .,,,, ,,„, ,,,, . ,,, ,, • • • , \ \,,, , \\ . \ , 41, .....*Ac •/#,•&,,i, g:,-,.-- .,.. :,, .•: ''" -' , . T \ ' .T.. \ \ 12,',,N, , '-.•. 0 . , 1\ 4,-__-:',1, lr/W ' \ \\ \\\\, .;. \\ \ \ \ . ' ‘'\ \ \ , ,A.t.414.., ...":"',..tsq. ''.\'.‘'• '„, .•.‘ ,,a:a ' :/'',,''''f' \ \ \\ \ •• • \ \ •\ * e _ 141111%, . --/ / , ' :'\ ''''T \ \__,------/'/ \r • • '.\\ \,, ,,....y.:\.• , , - .\\ ,A \ , ,:',/,'''' \ N.-\\‘ .1 1 • ' • :,''',7 - - - .,\ \,k,. \\ - \ \\• ,, \\;,.. . __ . \\ , • , ,, ,\‘ \\ . -- r • \\ c.,,,, . \\ , „\\,,,,..),...;,,,,,\\\-,---: : //,,,..4e-------oilt./....44 / \s‘' 0 L\\ v ., \, \,,,, \\,.... , . 47- , 1-,T ; . \, ‘, T , -\\ \'1\y;y1:\$ Viiror y 4 • i‘'T ‘, .‘ s' • ..... ert•- . \\ . ' -A \ \ -' '- --., \\-; k‘'...f, \,4 • A1/4 , ... _._ ,_i---,„, ,,,.! ...-,...1 \ RID:C.m. ' a •• il ao \ ' --- - . :\\,‘ ••:‘, .1 '1 a. • \ - -r" - _- ''\',-' ', , \ .. . ....,.- 1 \ '-c 1 gr• ; id di •-, "F'6 kl\'' • . ‘' ' '. ':‘0 ii , 'L J-- . •:',- 't ' '''- ',', ...,.=1 -< , . .. .., ,..,....-: , ,Ii-7.1.2 ,, , \.:'.,,,, '''',,,,,.4..0\1k41 I _____,4 ..._:,::::-.-0,---y,!!! ..., ; „:.:••:::'' • ' - . ,,. , , • • } --- _.-•---- s FP. • ._,--- , c-. \ (i) , s .i%. 1 .;•••-' - .......- .,, ,, \ • ____, - .-- I-- . r`71 41, ' ; ; ' ,' ...-"•--- ,....,-- ....----- ' ' . ' \' , , • , •" ..„'-' _..., II , I ; 22' \ , ' ,. . , , 8 ' . . I ' , " • I • I * '.----"•;* „ C.) T DATE ocr 1998 - COMPOSITE UTILITY PLAN 114,110 e,d 0,d 4ddid, 2 DESIGNED VIE BLUFFS AT LAKE WASHINGTON" .1-6 :49, Ni -LETRAwITI Lawair 0 ''''. ' it,..6 ...4 0 APPROVED LEGACY PARTNERS FoRNERLY wicaN PROPERTY,INC ana taco a...ta. '. 4,1,,1 MYNA Vaidlagtm NM , 1E111" (425)1111-4221(420)1123•1181002 415,\,..LkidIP 1 05 -5 eRuce a crows P.E. 1756-11.ITH AVE.SE sutra$5 2 PROJECT MANAGER RECLEWIE,WSW.).98004-6931 .L=,••••Cm.0— • BEGINNING OF FILE FILE TITLE • 11.111 • SIP I / • I; • • litp. • • • • • • . . • • Z — — 052305 9003 052305 9024 052305 9025 Northrn Santa Fe Burlington Paul Undiano&Judith Johnston Lewis Jones 1700 E Golf Rd#400 1325 N 24th St r---____________ 1401 N 24th St Schaumburg,IL 60173-5804 Renton,WA 980f Ikc --- T-Anton,WA 98056-2560 Sel 9 052305 9027 229650 0200 LC 19650 0200 Michael Ray Stork LAKE TERRA i1KE TERRACE ASSOC 2219 Meadow Ave N 312 Fairview 4 616-- kr,Z 12 Fairview Ave N Renton,WA 98056-2534 Seattle,WA 91 eattle, WA 98109-5313 J /51 I 229650 0200 334450 0005 334450 0007 LAKE TERRACE ASSOC Bick Nguyen Don&Marge Schumsky 312 Fairview Ave N 23911 21 st Dr SE 2019 Jones Ave NE Seattle,WA 98109-5313 Bothell,WA 98021-9640 I Renton,WA 98056-2659 1 — t 334450 0050 334450 0052 334450 0075 David&Julie Sudduth Gary&Long Sally Land James&Helen Carver 1425 Jones Ave NE 11404 137th Ave SE 1507 Jones Ave NE Renton,WA 98056-2847 Renton,WA 98059-4405 Renton,WA 98056-2818 334450 0076 334450 0081 334450 0082 Luong&Tran Tran Vu Justin& Stacie Mak Robert&Allison Holz 1513 Jones Ave NE 1529 Jones Ave NE 1308 Pierce PI NE Renton,WA 98056-2818 Renton,WA 98056-2818 Renton, WA 98056-3347 J 334450 0085 334450 0086 334450 0087 Gerald&Eunice Paulus A A Ames Bouaphan Sinlapaxay 1617 Jones Ave NE 101 Monterey Dr NE 1527 Jones Ave NE Renton,WA 98056-2667 Renton,WA 98056-4036 Renton,WA 98056-2818 ---------- - 334450 0088 . 334450 0090 334450 0091 Kin&Ho Dennis Chow James&Jean Daniels Elmer Penney Jr. 1521 Jones Ave NE 1707 Jones Ave NE 1625 Jones Ave NE Renton,WA 98056-2818 Renton,WA 98056-2665 Renton,WA 98056-2667 334450 0092 334450 0095 334450 0097 Daryl&Cathleen Meadows Darryl Smith Joseph&Irene Bisbee 1633 Jones Ave NE 1733 Jones Ave NE 1725 Jones Ave NE Renton,WA 98056-2667 Renton,WA 98056-2665 Renton,WA 98056-2665 I 334450 0100 334450 0101 - 334450 0115 Genevieve Spencer Lucien Lemon Anthony Porcello 1809 Jones Ave NE 1801 Jones Ave NE 1817 Jones Ave NE Renton,WA 98056-2663 Renton,WA 98056-2663 Renton,WA 98056-2663 i' — , -- - -- - - - -' 334450 0116 334450 0120 334450 0121 J'J Jorgensen Dennis Banes - Leona Ann Hawken 1901 Jones Ave NE 1909 Jones Ave NE 1917 Jones Ave NE ' Renton,WA'98056-2661 Renton,WA 98056-2661 Renton,WA 98056-2661 -- -- J 334450 0126 334450 0165 334450 0180 George Fanning Ruth Jane Esther Holt I 2021 Jones Ave NE 2100 High Ave NE 2124 High Ave NE Renton,WA 98056-2659 Renton,WA 98056-2618 Renton,WA 98056-2618 334450 0183 334450 0189 334450 0190 Fritz Brendemihl Lynn Chavis Kenneth Jackson Stewart Jr. 2116 High Ave NE 2216 High Ave NE 2132 High Ave NE Renton,WA 98056-2618 Renton,WA 98056-2617 Renton,WA 98056-2618 -- — 2 334450 0211 334450 0212 334450 0230 Tu Phuong Huynh ' Stuart&Judith Aunger Don Maletta 2300 High Ave NE 2224 High Ave NE 1509 N 24th St Renton,WA 98056-2619 Renton,WA 98056-2617 Renton,WA 98056-2562 — — — 334450 0234 334450 0235 334450 0236 Michael Mullinaux Betty Holma Helen Shook 1415 N 24th St 1409 N 24th St ' 1405 N 24th St Renton,WA 98056-2560 Renton,WA 98056-2560 Renton,WA 98056-2560 -- " 334450 0290 334450 0315 334450 0365 Vincent H D Executor Abbey AETNA#7954(SEP) Douglas Buck 9005 21st Ave NW - PO Box 188246 904 N Riverside Dr Seattle,WA 98117-2704 Carlsbad,CA 92009-0805 Renton,WA 98055-1702 2 — —� — - — 334450 0435 334450 0445 334450 0455 Douglas Buck EVANS COMPANY Douglas Buck 904 N Riverside Dr 1457 130th Ave NE 904 N Riverside Dr Renton,WA 98055-1702 Bellevue,WA 98005-2253 ' Renton,WA 98055-1702 — — — --- 334450 0465 334450 0775 AETNA#7954(SEP) CITY OF RENTON PO Box 188246 200 Mill Ave S Carlsbad,CA 92009-0805 Renton,WA 98055-2132 — -- - - i I . I ' - -- --- — — •, , . :::::::::..,...,-, :,;;„,,,/,11,vpiA ti•,1 rirl, . . ,.,,,,,,,,,p 57,41.4,4c,.. k"....,, ,I' , z,*dt. :•:•, ,.:1.;',..1.„.:,2,-,::, pp t . '1'''''''-:• ,:if.fliA-Tiff .;ip",:,,,,*//Ai"! ',-,.:i „ ''' ':,,',,:::',..„._:;.?;S::;„,1:7..''''...,;:."-'-!I 1 i, ,i t, ( C 1 \\\:—.1/1 )q);R.,piri,yov#4,,,,fiv r ‘-i..-7.7•0.1-,;-,;`,..-:lc-,-Vi:.-:--s-,--------, . , ', , ,,iii.,_, ..,-,.. , 1 1 , „----- ,,.....:,,--,----,- i01,,,, .„,,x.. :, ,!y• t:;.f....:i- , ....---.• --,----=,.., 4.4;,..-if50$- .--„....,,,,, \\ \‘\ '' -)' -chil'/;_:-;•'''''',.../, ,,-: .. :,.it, Akiw •-; (1:t11-"."v ,\\' \ , ,' / ,k;:,-... Anktt;..fe k,,,,,,,,,....,,,,, __ ,f."f ,,,,,._ ....._,..,,•:_,,,..„...., • (47,, II 1 k \\ \ \\A,' ,\-\ .4_,.., I 1 ,•,/ ) 1 /4-14-iC07,74,----17 /2 --;-c' '1:71fi=ei- -,-"z±:7c--' 111[38 '‘'''''• ,,,',"!, ' ' ,/, %,rs..,-,t,.,.r, t 1, t , o,:;-.y.5• ,,v , ,,,,„ .,,,,,,,,,,.,,,-....,,,,;0.-- ,.. * ,i p4,...-,--1 , \\ '0,\ \\\ 1 , N, } , ;,./ ,7A, ,,4 ,/,--- ir. ;F:. 1 . a in ,.\ \\\ A \`\', , i, , ",-0.4#4‘,14 \ \ .::::-....., 7•' LI'. ..- \ . 'A pili \ ;.)'ji' sk,.:\,,.. .:.,!"-4., C ' .i..„ , v. ,. ,.. ,,„,....,..., „„,„,-el ,,..,. \ i \\ \ I.,,,,,,e,,4/07144.ch,),0, k -t-, ,, a .4,..riz?„,,,,,, 11.,-.4 ..: -, i :Lyda i- ', \,\, w\\A ,---,,\I ',44,00/4/Plibi` k \ ,j' l' r1.1t... ,...; :III ' ...1,,1 l MAU ‘74 it, ?III A-'-'-' \ \ \''''','Ai ' \ A'Adiit 4 "' :\\`. `-'-----------'' •••••z1 6.-1,74.-. - -,!: 1 il.riall'4' 5 4-; li 1 1 \ ','4 A*; \-- 'i'4.4.* i' k \ •."''- -':..Z4Z-.:---------------"-r-s, 1 ---, , ,a.,...., c..) , ,A„,‘ ,, :.:„,, ,, ,v,V k ',1`.11-:-`1.- t- '' "; \ \V,\t\N\I \\14,gip;k,\'',--,,,,,,,-----,--.----c.,\ v,,, • t! , 1 ,-•*awl:. , rat* 4..1)1:':i tdi i 6' i‘..'VOA\,A\\ k ,•,-N''.-,---.-- ,--r-,-------, ''•-/er r e- , / ---c TC; .'-'4,:: 1.i irq 1 111[11.I .,';''',Y':i 47 rAr yrs: lip 7 /Ar t ::- lala.ikr— I - •():',4 ..,.!..4,„s..2,„,,,,i!wiip....,,,,/ii.:.;,/, / ,„.: ris i 7,, ....._...:_:,,,.....,... ,,,, 1,,,,,,,.:A , ,15.,e,,,,,,,,,„1 _ \ . .:. v...,4,&,,- ,,,,VII,IV),71/0„' ,e,,' c i::4w.,R..,.•r-via i ;1°up t 1,',:' ... . ,,t.\Atbir 5?i itq t1,1 it' t,''..ir-=' .6-•%:;,0,.. \ 'V'MA\• ' \A:diAli 0 ti "\,'+‘'..\;. z,,'<VPAll„,.- ' il'"':,,'..',,, 'N•ii''t.,t,.4.-1 t,,,,',1 1 li </4 \ \\'\‘'k,,,; \....,,k\\' ,•-. ,;,,,,4\s/:."(ftt i\\\‘'\\\,s,.,,,frk,'\,.:',,L,,,,,r=4-,....„10,-,1 4t.1:4\=,,,,„,?7, -- ""-1H.T,,,,;:itY/A ill,''''—,==-2,1'.. ...'"4.,,,i4,'il!,.- , ,,.\A,\*..,,,,.1 v„:,,.,'0‘,. k\',......".,:,:\...\ -,'"2:-...-,`,3', ... ..•4 1 \: 1,,.. , A \X`‘\\'',\ir• \'\, '*,„_....3.--,'-'---'-'-'='-',.::'\-..--:--..'-',.,,..--'-:::\,..,,---,,,--,11, . `-''tli" I --,•''''-';'''s a.5,cr44. ,0. lif \ C. \ \"\\A\AVA81%-z-=-A-z:--", .::-'--\\ lii ii,e;ri,.-..;:- .•'; ,...Tsr-. \" tA , %vi\AN ,\ \„.=...:---7,- '1') f pi',.di fp'/40. / --,:i„-wzi.;_:..3,41. \\ \M‘,.'\---1,:'..-';;$•-•\il 3 i i, //i. jv! iy.:1/7,,,,,,,-,14 ,-, -,,,,,,-- .,,, \ i , III CA\\,,,,,\00, 4'", ..,;-",,'0;•itli ifil 1,t'',ii'If' It./ itii•tr:',':11111;',1.;,-,_. - •• ' '', :)1 1 i 6111 \,\\0:0\k`t, •A ,`,IiIkkikk\'‘.'4,\\\ t k 4 \ ‘l• 'zz: *Lkr ... tFj,\x RAI ;, ., ,, .,_ '' '\\.it\ ''''.. ,,`,'''':A,W-;.\-., \r\i, 1.., • .:`,.<',4'.';,..,-.,':'',:.'• '..;'.‘" •('-f< 1 \‘, \.,\\ ;, V%,,A,...,t.'sm.,,,,:::\ v ,.,---,, ,...... -.-..-<;-.A.f.,,4:?•,..-tg.. .:1..;;,:',-.;,..,-... ..-.-4•1 1 tv, 4111 i . \\*ASA ,,,V0,),, ,.:,‘...‘,•,-K,Ai.... ,,t,\--,?..„: --:.-.::::-_,::::-'-.....'7.7-`,+,;', ''S4A`":' ,i-.1,-;;-.T-6-- y / \' \\‘v\'' ''\ "a\ .'''''''ss. '' X".N.'-.""•`''---r"--:-.7z -::.'-'..$.k. ,=-.^,iit?--Z-."'"141i..,:`,." , -- \''',\\\\\ \ ‘, ‘,,,\\,,\,,i, ,:,,,vvli fil 1 ;\---'LL'..-4-':.:7.- -.:-'"---z.,:;=:=4 A,..3.,.,\",,'Ixr, ,&•:::1?. ,1 i ,11. \ ). ., \ ? 1 j ? ' '"....V-'ll) f f)''' ., \V\ ‘ ) : ,''). ' -- \ =W4 ,\,,,\\,4 I '-','1 1\ tt4:=4\''':3,',f.iffe-:_,,.ie',1.-":.';‘•:';',4,'. 1,-,_...- -,,-\S`;A- \ Elc ,1:::4'',4,--....-.:-,,,."--:1. iiil'pv:o.., ---,„,k-,;:k:-.• ,::.--------TH.,:-..ii,,,,,-,,- .,. .-,,,,i; ; I, ,,,,, 0 \ \\\ , \ 1 ilt,,,,II k‘\ tt-''''''.",r:-.,‘;•'''..:‘, '''"""'' '/;/ i" '///'/'-i/42,1' ; ' ,, \I •"7/°4 \ • .- "' l ;:t 3- p.'' i(\ ',i..1.rrc- ., '41'.;`21tlil Is \\\_. 1 1‘ •\),1 - ,‘,,, ,}, ,uiln; ',. \t ",), \'\ .<'' ''',S,'''',.`'...',•.1k.',?-'4/1 11\‘ ,--, i l•\.0 1, ...... \, ,:,,, ,,J 0,0,i : 0.. l ', 1 ''• ,'''.1 i " q• •'‘' 1'4' ../1,2\\ 1 S'I '' 'L r'1-''''';'' ''' i i,'I t ' \ 'Hi 4 r'1 ' ‘1••'''',..-":;--7:.-.....'":.'\.\\\ !i Iltli 1.1 't.1'.•)'..-' ' 'k'' k\\ 1,11411!1-. ....-"-:•7.5s."-':--,\st' -- 11 ,27.;„. 1 ,:-.:-j.,,,r_.-:-.•:.::;.--.-..Z.\\t‘t i: 111 1— !'''-4'1 Li k\ . \ U ., . ,.,4:1"..'ZgZ,I.,.*.:1"1-t-'•fr.:''T.'.3g-t•ti,7--:--z::'It' I't\ hi 1,111' I\ t k 1 k tkt , ,..;:,-.`,.:1),z::'-',.-,,r;- '-,-,'r,c"-!'',.-4--- - -„,-.,„ ‘i li i .°',' , k \ '.:—..:.--::::'''''''.:-'"-:'-', ..-''''':*'. '"6,-.--:-'-‘-'-z\\\ 'i \ '`.7,,,,....----1-z.---zs,z-----_,,z.,,-,:---,,,l'•-,'----<:,..::::::: --:;',,‘,',4,\,'‘Am'V\ 1 i -,---,,,, ::,,,,,,,,,,,,,,,,,,,,, _ ,f _ ,,„ 1,,,,,; ,, 1 I , ri ,i,-„, r.----( ,,,,, \\__;:o,-,,,,---._,-:::--,:::_::,- 4,:s-i.--,;—,') \\‘„\:\i,',',,s0c,i,',A,\,‘\\\\\;‘.1\.\-\\\,,,\,\\\.- i ,„ r ii iiilfs'-- r k----•1 ,,,,---- --) / i / 3 [ , \ \1 1 \ \ \\ . iJ.ti \ 1 ',\'I,1 10,\II II I I II I I I I I'll'V \`' I1''1011 1 ' 1)I!'lll, II.,, i ' �\ , ,¢+\ , \,\1\ ,1 I11 1,11111,111 \ I,IItl11111�' 1 \ \�41I IIIIIII11�1 .), \ \1% \\ \,` \ li\X\1.�\ 1'1,,11,111 .\,(ll�lll1111'.\\ ,ryill!!I'li \, I\\`I�I'III1111101,10i; ' o �1,,\\1,y111j,III 1{�I',111''IIII;II',ii1 j IIIlllil l l 11 /lallllIII alljta�llll J_ f \ ..,,,\',�I.,•.H111,11, II 1111 /' 1 I lllllllfl \\'_ I. I 111 I I I I 1 I I I I I \ tt \ .'\ 1' •'.!+IIIII,I _ J/�/,l I IIIIII1111 .`'• r.. �\\.\ \\'\,�\\'\1'111','1111111 i. 1 111!I I 1 j 1! ) i t/;! / 111011114 11' y I �; lh\, ,,\,\;,\, 1\1} 'I' III III111 Ile fl ) ' / IIIII 1 Illtf � i, X ,' 1 , �1�,\''��;1,'1111�'.,\I\Illlll/�llllf I i II' 1i11!!IIII I V/%/� ( Ilj lllpllll\I 1 _ - ';"\ 1X1,\,1, {,1'll.''•IIII,II11!i.,/ !II\\'Ijj� ��II I IIIII111{� [hi 1 b \ III IIIIIIIII C. �`\ 1 \ ,\,,\,\\\IL\,.:1,,.,/,/ II\ ,1, II IIIII \ 1IIII111111 a ,aC`_= \ \ \;,I.'�1,!,'!, 11, II, 1 I'1 I I II II \'+ ,, \1 ,!/ \ ,,lilt I / I\\ \ 1. III• III II 1 ,\\I III'.\'''\1\�,"lira/''' /I 1' li''1,11'1111,I1 111 1111l114 4 yllllll 11111111111111 1R,',,+ I,I11"I\I\ ' I I \ 111 I{11111' \ k l.` '—'I NI',';r''', ,lf( '1i I1111\\As 1 I \ II Illlllllllf \'':,.:\''. , ..=' ' 1 ! rPrlrr I11 Il ,\\\W\11 \\�\II'lllllllll\ ,,, — t,',:�. \ !\\`\ `\\1 \II\ — \11 I III III¢`\ f' ,i 1j;J,./'f/'; ) \ \\ \\ if+1 I'I \\ 111 IIIIIII%� ;' • '/ / ���\\ `11\\'t\�� ` \\lljllfll�ll�p\.,. � - ,1,I, II 1111 \ \ ,`1\11111111f1 I \iJ —'  �= '`',\,1,11I II,\ 1 \ p I 1 IIIS ., "' ,y- /iii�_\ 1;,I�11.1�1;11II�j'J' '� \\` If 1,�P IIIII I r ,.11,'i1ilNil•'1J" �. \' I IIIh111,1116i /,ter. �.... �\ ,4,u,luili,l/'i 1, '�\i\1!111.1lll�lVlljIlllII ! � I /� �� 'I!1� ,,= I I III 11\,I I I \'',',1‘L\' °' � \' '��r � • • I�1)� .::,�:a�•,\. \1j11I111111111fj11��I `j•- i. • `i����-;�z1 l II 1111'n l,llnlll -t\ I 'r, ..\ : /",,:SFr-'•- .=._.yy Ald- 111.1,I 111,11 7,h, .,` I ,!i, _. �1 111111,11 Ji _ v(e .-: /.... .4,'4'.....Ltil \,. • . •),, , • r ITO (';:° 11)).piIiii III � -i ' ;•//•• x 'clifi.' ..; M.' „- :.'//'".,1----/\'‘\fa', ,,. ' .." ' . ''''''' -:'1:11- r�I' 1.- \., I,. �I �. , ,t1 •FF\„w �, f!,4.0,i, .• /!IIIIII , (Ol1 ',� , 'i`\`" I, ili !III L , l° %' 11' l 111 e � \‘\,,.,;_ _6'.,,, ',v\arykiii.„.4.4\Oil: \1141Ilibifir,:!.. :...' ' ., 40 6 ---- 9 . . , .4 -,:cit::14iistorm, 2 i ' __,---_-_::,,, ,,,,41 . .: '(:' \\. 0,,,....„,„\\::, ..„,c,,, .,,,,,i, , , , • , . . • . ".. r \ 1 . - _ pp� _`\:\'. \1pV II. . ••41411P Ird :MINI 4--:-.----- \\n 1 i'.1 01111t111 \ '��'r I`% _ ® �M " I_ - '\\,,,\J�I,',1,/II1111'1'\11Ill \-.. I fea 1 '1•II III �`: V• '\e''; ,` a ,lr , r_ ,,,,,`'`�rI11'11111'11�11 , k_c.\ \\ �/ ` "EF' ' �... "' 1�1',111''1111I111 y ll �,w �. `\ ... 1 e� '1—'I_-`'ti' ,111 ,,. 1+�,11'IL,'I,•IIIIIII. i \ . , : Jam , '1\ , ���. �+ Iu DIY" .16,.. I� 1 - '',d,l 11,' ,11I 4 v ::.-. \J. , o \- I r i?'11F `I it l,dl''g1 111' cs�':: `� , ., v. 41', I' ,',1 Ip' I ,.:\ a'\ r\\ .v • Hiv `'�� ' I'I I'.I I !Lll',III,b11 11 �,. ') \ 4; 1 • \e r,%l l c, I If111'''1'111j1r'IIV' ` ` \ 1\\ • L �', ' I I' lillll';Il�d 1 . \ J -.;' 111 1, 111'i 1:.;\ \ ``\' . .\ � - �,,dtio �f 1 $ 'll '1'' N (11�,11.1111,;,111, .tE x / , ``to lI • , 1:1h ®' - : -' i -/;I ,I1:1: IIi111.1,\, \ � `'> ,( !d' a FA 'i,- I �1 11� \,' '%'' '''• '' , ''T ,,,,7,.,:e, I,.. • - .- --;,:. ---_-__-- --,.• ,,,. i; , \— P. \ ,', ' ,\ ,`, I GCB® ate `'1' 1 a. 1.'s P\ \ 1 . \ e'er., O. \1 ,1 i ,I I ,\ ,\\\, \ \ .5,.. ,„ '' ' ii 'el VI—'4w..:' .'• 1 • IIIII:1;;Pli \;11'..‘,N 4:111.',•;1) SEE- V/24-PT.C/7 \ I ��!' e�s -:P `'r.::?.` i I,I! 11 1;'j'If;11/ . o n i DATE OCT..199E - COMPOSITE UTILITY PLAN w 4E As«. _ •� DRAOES IWNEDLGMiCi/J 'THE BLUFFS AT LAKE WAS'•IINGTON' " r-,�APPRovEo LEGACY PARTNERSP �•T�•'•� m • O BURNE/Y LIACOLN E lE LY,INC 4 F, 1. 40)ift Ui- S Fa BRUCE 1 DOODS PE. 1756-1141N AVE.SE.SURE B5 Oil fitifll Km Yf-1O En w PROJECT MANAGER BELLEVUE,VASWINGTN 98004-6931 - • nmem m to wm enc Sn iranm.Yo3 nnwrc ofs wont 7066 eaamnerwnm l'. t - 1 S 1 • 3 • P • I B • • S • g 4 • u'qp\ \ IN111111 \\\\'\.. ''\ III 1 \\\ \\\\\\ \\\1p ipl\I \ \\ \ \\1j11111111\\\\\\\\\\\\\ �;,�� - 11111j11111 \\\ \\ \\\IIIIII\\\\\\\��O`,,� Z'' \\�)) I IIIIIj111\ \ -;\\\;\\\\\\I.\\I;\\\U \�,������ �)i1j1/// I / / I 1 \ 1111,1111111 \\\\\�\\\\\�\\\\\\\\\\\\\\�\ ��� �\�`�\111111�//%// 1 ! 1 / I 4 1 \ \\11\\ \\\\\\\\ \\1 \ \\\ \\ \ 1 IIIIII/q!f 1 / I I • �I ,\\\\�\\\\\ \\\\1111\I111111\\\\\ \\\\\\\\\\III I I II111�1\ I I I I I . I 1\,shot \ \\\\0W1111111I\\\\\\\\\\\\\\\\IIIII\\\\I\\\\\ I I 1 \\\\Iwo o`' IIIIII IIII III\\\ IIII\\\\\\\II\\\\\\\\\\\\ I 1 / / 1 I 1 \ \\\1 II II \\\ \\ • 1111\1\\*AWN , \\\\\1111111111 \ I \\\\\\ II \II 1 I I 1 1 / I I\\\\ \ I IIII\\\\\�\\ \\ \\\\\\\\\\\ II \\ I1I_ I I / 1( ,,� \\\ \ \\ \\\ IIII \\\\ I 1 1 11 \\ \ \ \\ \ \\\�.. IIII\ \ /! 1 i ! I_ e \\\\\\\\\\\ \\ \\\\\\\\�\., o� �s � \� \ \\ \\,Fcl D IIII\\\\\\\ \\\\IIII\IIII\ yy\� 1�\' �\`i -�.c. fir- L I i ! i/ LI I\\1\ 1\\I III IIII\IIII\\ \\\ \\\ \ *8\\ \\\\\\\ \` ��t;`\\ 1 1 I I 1 i ii gD J1111j111\\\\\\\\\\\\ \\\\\\\\\\\\\,\ `\\\I\\\\\\\\\\\\ ks:e ,'� \ti\\ � I 1 \ 1 4m II II \ 1 \ 1 \\\ 1 J\\ \ \ D\ \\ I I IIII \ 1 1 \,\\\ 111 11 1 \\ \\\\\ \\/\\\\\1 \\Q\\\\ \\\\ \ \ \ I 1 IIIIII II II IIII 1 I \1111j1// li Q \\\\\\\\\\\\\ \\\ I ~ IIe1111./ II I I I I j11 \IIIIll \\\1\111 1 IIII\\\\\\\,\\\\��_ \\\ jljljllIll Ij / / 1 I I11\\IIII \\\\\\I ° \\\\\\\ \\\\ _-- \ I u IIII///// li . I// //%// / ////////// \\ IIIIII/////////j// / / \ �\\\�_-----\\�\\\ ii /// l I/ \ \�\_ III\ 0 Ill lljl/�ll/i i /////,//jl 1/\ (\ \\ \ IIIII I I I I 1 1 1 ////i/�i%� _/ QO \ \ 1 III II\III I(/ c / % _ \\\�\k\\, 1111�IIII\1\�J\\\\\II//// \\ �� � IIII\ � IIII\\\` \\\IIII1II/ _;\ IIII\\� IIII\IIII IIII IIII\\\\\ \�111111111111.11/ \\ \ IIII �� i\I1111111 11 �\ \\\ \ i \\\ '\\\t.\\II 11 \\\\ \\\o \ \' 2 :%\ • �\\\\\�\�IIIIII IIII\\\\\\\\\\\\11\II \ \I\1 �O\\\Q\\\\\\p\\ e ` 1111 I1111111\ \\\\\\\\Q\\ 5 —° I III iIII0\ ��\0\\\\\\\\\\ c I / IIII\ \\\\\Q\\\\\\\IIII\ m.. I I Il I 1 1\\ \\1\\\\��\\\11\I\�I1111j11�1 I�// 111\I\\ \\\\1kjllljll\IIII111111j11iii I (HOW III 1 -W\\\\ `\\\\�\\\\\\�1�1d;1�11�`- ____ , \,,, �\ J� \\\\ \\ \__r _� _5N��� �\\�\\\� III 1 \\\ks--'==_=_ \\ IIII _ \\\ \I 1\11 \\\ ==_ ' _= __������ ��_-___ � �_ ��'�=�\\��� J \IIII i IIIIII �� ` \ ---- \\ \\ \\0 IIII \ \III I IIII \ \\\ \ 1 i \�\\��\\�\ —\ . \�.I),I _ \IIII I II \Q\\ \\\\�_ \\ \\ IIIIII ��� \ 11e j\1\I° • `Illitli If _-`t �;\\ I 'I'�\\ \ 111 Il P \ g1I j Ij;\\ c�.,:] \t'4 IIIIII ` 11101111 \\ II �;.„ ` iii ,101111111 111j11111111 j \� to II IIII `11 I111j1 1 I1111111 1111\ 1\\illillilifli1 \ 1 c.-.,- \ a 1111111111\ b11111111 1 1 nI i\ 1110110111 1 I/11110IIII I 6 ' n' i11111111111 I IIIIIIIIIIllI \ e 1 111111111111 I I II,11111111}/I (._..� u ',i.,\ lllillull II I IUIIIII11iI1�? e wi \\11 I I I I\IIII 11 c :-'1 \ +\ "''�\ ll\II\ 11 )IIIVII'll I A� ( —I LINE L.,.-� ---___---- �_! _`\ems \L 1�,11ir1 a� I1�\��I�Ilhjl!!�� 1�� • I��I�II� _ -� �1`l� \ J\/\ //j///\ \I\I\11� 1• 1\\ \ III1. III///' �` �\ �'\��\\�ll\ II\�I - n (\ \-c -- „`V 44,OT FOR CONSTRUCTION - CONSULTANT COORDINATION PLOT rn'•v ° rile o kalit9 0e11111 m c e e 0i i' z n D co iiein y O en b G1m a • MM.ITt TM nor nL V alder 0Thra Knit Na Min rm am d.O.P. .ICYS 1 1 6 1 \ \ •N\ \\\ \\' / //III l I i Ili I 1 I\) ,.'''''l/"' 'llll/ll 7:3�^ ,L'.'. (� ^ /�i'Ijl'll ;Illi�'Hnl L C e \ \ \ \\\ u\� II l / ///� 1 l �l'1t,7/ /i�j jllLl/Illll�i�I�),;� l ,'/y I I16 1\ NE a V v v` l //l// �, A v. ; -/I. II '�JII i( �''.•.. / I 1 — \ ��, I /// //I \\. -` a',„?Ilp,ui ill$,., , oe,``,"4A=--...,eli�1t' - .-_ 1 a l lI'\ -—Q g ., `\ \ \ \ lI 1 rt 1 1 1-1 \—1 l \ l'llllylllll( 111'/'/'/i '',,,1— r. - - :--� '''''J j 9 � \\ \\`,, \ _ p I I I 1 I \ � / 1 I lll�II,IIIIIIIIIII/ /,/i��, � _ _ \ \I I I IIII I I Iff/''e,';';//;/� " ; /�_ _i f /J \ \\ )\`� \\� 1\VI LI\I II I II ll \I \ ;•__ •\IIII/dlllY1 111 1 111 1111111 0,/'%.��.',�///%/ �_ , _E s__—) y �1' \ I • f I \\\, \\ \\ \�\ I \ I I i/a//[3u. 01'i=!C r1! ;,,,T Nlr \,) \ \`,\ ar 1 1 \ \ ///%ilbJ/�:/ eEre&x �.>%a P��9n �".aa,...►d1(. \ ' �\'1 i i i i'i \ \'\\ \\\`' \\ 'y 1\I I I I I/,'//%/Y/t//.!� „-�;I . 'glrlu 1(�' �' I �' 11 IIII S `\\ \,6 1\ / I ////%la�i,o,„'61sill. 'I ',�` 051:1 t\dl6' ,� • till\l,n ,, • \\ \\\\\ \\0\ \ \\I( I 1.i� i✓,,,; J it 1 mot, .lifi 1. '+ ,/- lil 111111111 \\\ \\ 0 ► r`p �\IQ// i'=_��l /l °I ) i°,� `Tiiiig.5i IIIIIIIit V A V 1 m I v //Ir/�l/ry y tir'�,+./rj// I I I 1.,. , � � I III i v v Av a / / 1s I O 3 LIB \ \, �; \\ /111111�1iltltrrl 14 ji�ari/i / / / ■ � ''�' s'- \s I � 1111,,, _ \� \\1\1 t ) II/41) 1111111////I/I //, /¢I 'V , E �47,- IL. 11 � \ \ CIIIIIIIIIIILIItiIII/ Ill �I I'Ails I 1 ��°a�'. 1 \\\\\li\\\ ' \� ll/1/Ili l{/I /IIII llf/ I sl NG��l�e��^16"���� �I�, I�'� ,,I �I���iil `1\� \'1\1\\'I1` - 'I\1�//(!'�/1 //�///�///11111i111IIIII\11 \''11-�►�<I�vi 3'' � .i t I,11UiI" r \\ \\ 1 1\md \\\I IIII!(4 41///// 111 \ ."., > e w 11'Litt \ \\\,\\D\a\\ ♦ „,q„IIIVIIV it///// )��\. _\�).sh:1�ea'" w , �� ILY { , ,iodIIr, - ,\\'\\\\\\� ,n\1 II I I X// 1 �l\\ ���I 1_tWrI.tvEl'9G r:i I IIlr 1'' ' \\ \\\\\P \\\p � IIY 111 i 1� __ �.' "IIFt...y. liif��'' 1 I l l l l: i \1\,,\" p'lVq. . ���- '��\ r e ia� :tits I1r° 11E11\111' \\\\ \\\ \I1 , \\\. as , _•_s-ram\ \, a 7 $ 1 j 11111. \\\\\\I\\S\` \\III`\\\\\\ ���_ %Ili 1 !..' "' _ y. 6 n'"atiL `Ih itIIII sl I /0 • \\, \\� 1111\\������� % �n� ti � — \ \\\\�'�\\\\\�� �� \\� �� �',I/ /// //j//.der �// �G� 1�1 r■' Q�II� 'ti U \ \ \d\u\\\\ �\ \�� ,\ \�IIII /// / // i::� 7�l ,1\ \cl I I iu - _. \\\'\1.,,,„ � 11 \ \\\4 11 I111 / � � �. �fi��� ;y' t r \1 1, ,IIIIV1vpA\vA\v �vyv� yvAiA11111 "� lV ��11111hry \Vv\pvvvvv,vvvv vVApAA1�A,AIIII IInI 11 ! ./, // �lfii,,. „.,,fir. AN\\ IIII'',, \ \\\,\\ ,\\d\\. \`��9IIN I I I IIIII' Nr =C i� �� � 1111'I 71 \ \\\\`\\ P\� \I II�11111III IIIIII II'. i �w �11 1 Ir1 \ \,\,\\\ \I IV Ill/ I II N'�1 'br \euta� 17.4241Q475111 p III I'1 r \ o\ \ ' 111{ // .• \' ► ' :.p�\aru� r� I11111111 \ \\\\\\\\\\`��PO\u7 �1 \\(!1( I' `\\\\\\\ 1 �l1 �_111I s-lit I IIIIII E o \ I \\ \\ \\� I q � ®\S\ Ce I�G�\"_ ���II 1 111 ilk \ \\\\\ \'\'\\, \to' I 11\ \\\ \\ 4 y •`L.1 a'>> 1r F I\ IIII n \\\\\\\ \'\\u\It \\\IIII 11 \\\ \\\\ �;O\:. ',g,. o swit'' .�iyi�l Ill)lli - \\\\'\�\\\ \\ �'III \ \\\\ \ "t 7�w�E�r �Si'a III II�� If 11 • ,• \ \,\\\,\,\\\\\ ' �\` _, \'n"\*)1\ III/..1 , I\\iQ jolljp . a C l�lr11 • ,\\ \\\\\\\,\\\oJda 11\\Il1�_=�•, n 1 II / /i 'i �rar \ell 1. � ��'tl 1 11 _,. \ \\\\\\\ r �\\Ill / II/I /,/ `',V, ',4+�r,. r' �aR II, v v vvv„dv,AVvv0v \A �� 1 I I I g {q 17/1//l/v'/ // " �.`h�.�\�V�,/� vV'� � 1 I o\\ u v I 1 Alill(/ //,/i//y F4 H vv vvoVA\�o,v `\OVAaA IIII II IIIIII ll /1/// //��s-����\>.p\V ����� I I� II \ P\\\P\\ .Wi,\II11111111/ / /11,( Ifl I//-/0//1,Eill • 111 \\ \\\\\\\\`oo\, \\\\ III III II l /l( I J tl 1 II l• �i1':... R� '�� _ 1 111 \\ \\\\J\�\ `,`,, \\\\\\\\�Viiii111111/////111111/ �\V\"' fi n.\a:'-�.._ ,f� I 11 D \\\\\\\on \\\\Il�I1 1111 11111(I I I I 11 1\ %\. 14�.''7_ti�i��- 1 7� v V v, V'5v4A\ VA\I,ll l l l l lV l 1 I V A�� ref—, �a I n \\ \\ \\\\\\\\\\u\ \I III \\I C \\:\\1\t I 1 \ \\` \\\\\\ -'► b o: I C'y M 11 • �D �v vvvv"V��2\�°�0w ll�l�Olwv� �wvvwvv� _ £ �: ��� \ ,\\\\\o a \' \\ \\ \\ \\\ \�� 4C ,. pL \\ .\\'"'\\\\\\' \0\'\\\\\\ \ \1 Y ems, S \\\ '\ \\y"\\\\\`; \�k\0\\\\\IIj 11\1\\IIII1�'. � \\� as ���\e\. • m ,v y,v`A,Av0'� AN1,IIIII III III -rS.- v . �ikkt;k 1.4 \ ,'Pa\a\\\\ \\`11 III 111 11 1111 IIIIII\� � �Q\ ``'� � �.Z�S. (1 \\ \,\n'\\ ',\\ \\11 y I II/ IIII 11 11 '• - \`••---- fi\\-• � vv v vAV1AvAwvvvv V1�Illll/�Illl IIIII IIIVA �� � � VA � - V1 \`\\\\o\q\i\Pd; 1Ilk'gr III 11 1111\,_ ---- "� Jam\ \� \\ \\ .. D \\ \\'��'\\\\�,\\\,\\ 11\/\� I.'m'\�� ���'- \ � \\\(\ �I1111 OIL V'v vv v,,,,:m vvvvv • -.A A\A �;IL, \ ,:. A \\ 1\\\\�\\ \\\----i„-,-..t-- r)\ 11 l 1\1 \. 111JLI• I , ) el! is III I I/ \ - „' ,,, \ ,III\\ \ \`q (//i ,y�� �%is • \\11 �._ '\ \ IIII \\\ .� \ _ � �� � ;,t \ II- I, v v P,vA11111VA,AIIV 1 \.1VA d/p�4 �, ,.a.,. V A\" - w •W, „ 1 r\\\\111\\,. 'p\ 1 Oki / 1� \\\� + ^F i5 ®6S + :e ® ®� ❑ ❑ \\ 1 J�\\\1pu\P1 ;1,1'.\\� 1,1\,\ .�1 - -_ \\�\I�,:;aL) \1' 11' ' \,1,V,R\\,`\„ \1\, .\\ \\\III ` \\.`` ` _"-r - `\\\\\\\it.� z ,1\ \,yn\q1\,, ,\\, \\\ \\plllllll, :\i 4_ \IIII\\ \\ ..;� \ \ 1 Illy , _ 11 \1 \ \�:_: re` \ 11 1,,, \�\,,'„ fit.. 1;\ iI11111r11' ��--r;- = I 1 1\ 11\\ 1,\\\\' " 1 11I41 1 I 11 \\ \, , 11 1\ 1 \\ 1 1 �\ Ill II II 1 c.":?i 1\\PP/\ ' \,.'," \ 111 IIII911111\1' q \__- 1 I ga.'_ / , �fl,'''',11i11\\\1� \ \1 \I III 11 1 \ L \iLI1 \mII\I \\ \gg @�{ 1 \g pg I� \ f _- \dl"� A ' , IIIIIII\\ fj �m f € 111111'I'l'\1° III III/jam // 1 I\ U i.\i g` '' a 1 ,,„',1�',,, � 1,, / (L,. r ij.;r���` 1/// Il(k '„.IIII \ \\ \ .- >♦1.zi uP16 v' kP\� -f )ce 4,f1 I /i/ \ e $ ' 4mul\\1 1, \' ' �,,-�-�" l/i-7//, lljllUo, \\\ r;aca Sp E � F ', 11gi1iu 1 \' ,. ��- e^ \ III// �//.�,:1/ I1/// \\ '\ __r_ . \\)1 U /lull 0 �Ii ,. �,, �1� �91�ll'l11l:lflif �:'/l//'e8/111 / ?\ I \\ r.... 1 I J l IIII l / l I \ ,. / /' I II\�\IIIIIIl1��� lll�j/%�l111\ (- \I ;, ,:i-�, 1 \\,\\�\III._ - IV''\\'\1\\I\\\\\\\\\�\il\YID%%/j/j%//IIIIII\\11 J� \ e :Yet•` 1 1)��1I�'11i ►i1 >�1y 1 1\1\\\\\111111��IIj�IlIj1\�1j111111\\, !�,\\ 0. iii,011, 1 I f1 1 i11\111111111I111,,Iiii11111111111\\\\�.%y=i/// \\\ ll 1111 n .. l 1 IIII IIIIII11i IIIIIII\\\�, :--,�'\\` 1n1,1i \ 4.\.�_ �r�� 11111111111111,,,16.11i11.:1,. , - --,� .\` S - b.; OT FOR CONSTRUCTION - CONSULTANT COORDINATION PLOT • Lil I;liIg o P 6.y' w P i' D D@ €l, C ) 6elm Io 4 N0 I I I I I • SE l/4, NW 1/4 d NE 1/4, SW 1/4 d SE 1/4, SW I/4, SEC. 5, TWP. 23 N., RGE. 5 E., W.M. • o W k �( J u 5 I k ASPHALT INTERSTATE 405 ¢ GUAFORAL �L7-mil]--�—• LUMNADtE�— GUARDRAIL ❑ -0 • ❑ O ❑ • • • • • • • • • • • • • •MOM ❑ ❑ �" Q�I SNOULDER �� !]5- -250 d• zoo 'I f >>j�� N 6•NIGH CHAN- o� •5• tOM Of 111111P11111111P#"7-/ LAIR FENCE ,416',- V�1\ �w �� PS •• R=AG ApN. t y -,--oe li .1C)1 •.Y E F:r - R.PS IAN. l .. . ps •.tD.,.� i d\ `ta •r p� V. ' — _ _ - _ I-,\5 __ - EX./6° d`6� oS P �'i CWC. ET/N/NG \• 1 �� -I••tiyr c ^, �n: n _,3�i�.i_'SR=' 6�' 009•oCL -e 00. A .d•° O'PoU,___ .10 0 f'0 W .//09MAX./ 0 % u�`o' 0, eu�.2 0 t 4.P \'10 0 0�'G `V�' -1Q/� // ,.P �-. L ' r to L,��2a�\h yfi���/f �00 �� 6p,C �` f�b� 4, .06 °h00 b+ta ,0? "/T�!_. _ • i \4 9 / o'yE6 o�X \"�010 P °�0\6 ,9_ :y tL .SO 6 "�.e _ \P :11' 1t• �6'eg:\.,,: 61.. AtP9 tG 5t] o �o+yam \,P° /0 L• _ ,y'/— -h\ 0 • /BO w{•,] v.. °i H70\DbyEJOr ems`CONC..BETA/N/N ALB,,tn 6� E�ob °� ❑ (� d' tVl�e�---� /'1.5 °e�� _ /B7 0..� / 0 I%III��, P.R.V.S7� \�0 6`I. 6 °M �ao��oo goo ,0rorr. .R G .e - _ O y3 �A j M \�_o6 1P9,tF �PP�!�. 0\0 0 /.•�' Z 8 /GALL.?YP ® tT$q� IB5 . _.:• ..-- ".__ _ ___ =--`I.-�a � 1`' '1 ,'n ___�.at't \O ,t-,-o.c o�,\0�o\� .A��P_ /46 aZ fI ...a.f """-tCt ii1i+^, ` _- �. -qi � a� �`_ p�ly�� ,pp�TilO Vat '' ,'"-- o P§� °9 �� e .�i� -� -"g6., � m�17° ��-- �1 1m.. • . r7TLe ,�9y �.•3� �� • 9, t - .P / „L, s 6 ts' 1B' x ' L- 6,, T.i�yUl't�_ T®q- , 1-� �{,p.� b , - :.4' i o\� pi•'/ 1 0�a EMERGENCr Ye "7` "�.�,0 / • Fy,-`,'WM. a WSJ®�i'+:V$0��� _ �. ��33e'd a Z ,2` 9X °o ® /G7-ACCESS ROAD. --�r�Iljj� J. N- ~'. - .44�� �, r '' .:.E. + `�J� :'� �'C' / / � PROPoSED I / L3, - Ly�� 29.\ mow. •6 �(0 Z ¢ �J` \ I \ I� CONC.WALL RETAINING ..• WATER _ \ 0 •'~ ��C`�L A. .0,.� °.o-_. `�� ��ayyn'.'. ®S-::j 11 a Z 2 LD 1 WALL (TYP./ MAIN /TYRJ 0 'o ,eV-.. .�:JiYV } .0 ..r.. \� } Q (fj LnnJ K W> m e ro / 1.. 1111741.111111111111111111111,kikd2: .ClC /o _I�K�>i�• _-"—� ..�'r— nill �'o /i: y . ' C.R'A/N/NG / - i �- -,, 2P ri e!0l` �j •LL ( :J / � r:N/C RN IA • WENAW50 �95��2a o :Olpp6 1 (S .X.J �5 A-OU • �V ' � 0 2\•A•, (: J °'FCYnSEO SA 10 U' N (U Y W d aUEJ to,- 7 _ £ p0 o?yo ZZ IIII Iin // ftli `".Jam,f`'�/�/ / /L/ • - ! \� PROPOSED 1N G ZIfIN�I � �.02(1 ilit° 1 `' 1 CONTOUR (rrP O Q rUI w R..2=,w.. /�"'). / iPX.12W/'''oRT-1I + , I 0> 'VIII I' / 411111 .. i „Rp'-mil , / ......., / B5 I '� / NPLt''��i` 1I� EX/S CAVTOUR (• i:::::?':'..:9,..Go GU/\ j t 1 /, /// / i Psi GP PO" �l'r45 ` i I ;; i Opt i, '•\\ R ..: -4 \ , / �I / E f, �,\\„... \ p 1 • ...,, ••0\, J / / i ppop \ r> fitC�e�. .. i 1 .._��,, • a>` • . 4 p 4. ..•-WM 1.?..:•-'_,r. '1115-!"-•''..1k..*:%14.:;':-'-'-. 7:-. :%. n %1 \ ay-- -0. \ :\vi,d, f . :.11 1:.:...."1:.:1 1 1.,7‘",,ag.74°.:.:.N'.16,116 -1..°'''.,44: I'''''''-. . ' li'C** 0111/:14-'''‘'1: :.,, :2 0.5 . ,t 4.r , -.4,-1 ; ,, \ \ / / r / ' \\''' ,:i'sil",. Aft#, _ ®Q�•- r i' � A/N/EX8W • , , _z \ WAA 'ier.--\ / ,1` cEANcvr 5c .�-�/ I:.- �. I--: 0 a :111,111 I, a 7-1 (( k'4 \ M \ -,..../J; ••••••,_:<:_4::, ,mp In'R 1 \ --- } LIJ '.•� �� C4Rv r 44fili, ,ilktia... (TYR) • 40 1.Y i.1 CO t / J Q eW/ \m oar \ ]��t • • W /EX I m\ \ +/iApPo ^ Pf - ct ER \\ \ / \ l \ / ...1 qv°qr 1 so 2 M s x. \ , \ \ _•- ' " --••-,----; ' 2' - 10. J 10' L5� 3' i -\ \ \ , 1 .....-..---.1 � x ES % - - 4i RETAINING WALL \ / h iT�AS REO'D E / EX j21W/ LAKE =/ m\ w 3 2 W "-, GUARDRAIL- I \ �, m W is • - AS REV D r 1 1 Mpx PLAN / 3 W y Q J J �JL, \\ h W w W x - ASPHALT CONCRETE PAVEMENT I.DEEP WW O 2;1 14t �-RETAINING WALL AS REQUIRED IN \ \ F f71 2 • 1 , J �� 0 O SHEET OF EMERGENCY ACCESS ROAD SECTION II' 50' 2 2 1"= 5'1- - PROJECT NUMBER • 88139 1 SE I/4, NW 1/4 etNE 1/4, SW 1/4 d SE 1/4, SW I/4, SEC. 5, TWP. 23 N., RGE. 5 E., W.M. 4 0 40 c ASPHALT _� Z e RSTATE J '6" o C� INTE ...............m..,.„� ASPHALT 200 • • _ • S N / .r... N C 5 .p60, °Po. .•.05 °.�°Y 'M1P bra aYe ''y� of ;:z1.:1)' FENCE -.[cs o t oP ij•�. \0. �.,t! 190 .���r.'ie4'i.,'./0 E La 1 �, /�,� '.3._ p� 0t d r a' Ro°o b M1° 4I + o s, .ce' /90 '� L. °4 p5P P o0 0 I ; .::'7. 85 h a I •I4i°°OSPP Ire ti� /BS �+ :• o ____..... /.''':',.,._ ., 00���5`G 6��° C�a � 5 COWL :`6° P °\ .� ��OQ, � ' , 11P1yIM1'°�� � °� �--_�.�- ,ytt -.IZ�ii�. �� •c�.Poe o �iIps°.,e �� LL.i.ib--. °a a��y \';.y� ���.P' z l'6@,\° 1.� ti °a h_.:.�.:.Ilr�t\ WIZ 1 ..^� 4-10--Nt 7, 0``* .. / 4 1 a y� °a�: �yja la� t 9 .Nc.R A//NG �� ,1R=�• .a ► °.d if c°' .a o _ y� ii •�\ �° WALL LL• J c y%.' 4° 1 �'' •- 2 t jo/ ya,(> P- _ zP \ ' 6 \a P\ J\ \ AXI �0 0 .'`�P•° 'S.2 l, ,N4 gfi 4l G�' 1_,,,,,,,ifs bioIIy o0•Y° .P I •L7P- P '&wo'eh°° ��, a ° �a �,' ;� ,'�`•ry' ' .°' �1'tio°5� •�i �M1°f9v? Q ig n I h•W+R Aa•P \ bdo41-95 , \1h �, . � ,y�y{ �'' / 0 �R f �� � �' p•� Om°AP \M1° B6'�i ° �.' ti�,YiY. ti T. • . 0A C0 P �t�6 /�° ZZ �j V I /S� -I�'+. c a , '�j,�����• a arc p9� dy¢ //� �, ,,i �Q ] I� '� 'Aw /e.•-ns • ° b I �!`yy"��t.:I/�1 "(•✓ y` 1! to o ���\ \\ N Z • (� �: .d [�J.q`yt _ , ,, ° s• .I ,y�J 1� 'i',/-• •' QM1 *..'. ' / / � p 1`�` _a.o440 4 •p osbyb .` 1L' ,`„ .� �' .4**; - A to .006y1� °/74.0 ,I `�It _'`c11P- +r!.J1�' `5. �'O �.� ��.` /� �o 6 ����,�`,\ • `.. (ilkLwiL Z etta},, :'�I (t�tJi� / •, p� if iJ�.. ^O �'�'. L-4 0.1(' `'P`nP`m. ,� °( „.,,,a___;,5 P'tT•9'� °I /j' .. �`4�4Z t aTPM '1 \ii � G',I gC . 0 0.6 h'° �!li e4.7, = ��>♦ L', Q• �ry,�. \ 'VA ��ry5q,�, 5 �` �I�//rip), I 0 1 �5i �C o I •7 a ,o°oc.f4C•t ;�;i 'R •`B 'P°P P ° °y°' ••5!`� � 1\�� ! ' c ) Q NN/+�.d a �e4iy d e. \, 4 c\n d ° WW Q' h . . / 90 ° c 0C a .6''.� 4.2° :tY� i. Qa t .� , 1 °M10 °1 \ o* .:cN E ': `I • --n:cam e. i°�: t�l�f:. A.,: . `�' ; i � ,;1 �� ft0� M1 J°. n _ y? i . o �� i_ W Q ui `MI6• :� 4P 'O ,� �,b�'l~>•.��V Ay/ `` ..0 �•'/ / �.t J .d `66 °� '"•`� - �'�'� �f a.` .3'� 01 ZtleT• °; .. ° .co ‘.. '"WO tillh....:47,,, ,.,.. `ciY o It�� '_0j`F.n,•4>\, .t . : /��e/' i 44it'0•�\,tti`�`'�' e.a ,` -1.1"J�.. :`�;Qi�•yf�. '-.:91* so �W N -_N•W•P e _ .2 <Il �59' al�Y _"' •i!�, ,J�r�Oz..\ lj�C�ir'� 9 � ����//,�/``�`°,o�p.� ''�` i`'>.,� . �ip t�r�.!.v" (iw. - �'i4'.,,:„ ,6 ! /� �c7 W :� - �, f .�����S ���` .� ` ;�I// />y 9 e� C G�3.,. .�:%18/ �P -o. A: 7� P ` y ZZ Q m 6�9 • °P �°4`.,n '� A01 / ^ ` 0 --���/ � . R 0. �•�.li+i� tG � f', l PROPOSED Q W\ •\ 4:�^ 0�5 oP yr h =/600 eJ ^t `��f1// /*' 3' �}..• > q..OP _ 5 �irePi�� o tg' �� '' P.R.Y. STAT/ON W W •L ` p 666 ° IIi��P II I I \.t ,t R p P4 0.. ..••cc�(cc 0 . M• .TF I d '0`--=q• 4.0 O%T E. .)I 1 Ore .� �(` (rJ1 1 1 / W I � \ �`A\ •\ .. O . OO p' �, °\ \ /'�' M12 �_ r.. .. r+ / P 9 1ANLNDRo �,�� °y f•� l- PP W/LIGHT Z III __{- 0 :-‘.P �F.r�69.0 6oi y c\�11��•` E�' ,/ y` M1p o j ,bur il • '0` ';'/5771 ` e ft 'Fle °�.b o°e o a.1_ / P 5 e, a i c ��� �-:d- I o 0 H- .1 t - 9,- Ica o e L , ,,,,, ,,,„„0„,, D/� •PDLE -��_ w- (7 U.'III • \�°-� L 11 °.�0 c'' 0 oA' 00 • \111/0\ M1 \o ob � ° 0 1 01 to A o o°6 �o'�. ___- ',alt.- /2.. -_,At 0 66 e I c of,'CO °�y / °a� /�'O I /�`•‘,.''� �( 9:... ..20` a e I P \o A .. . �1 __.-�� '-� SS MANHOLE O W "If M P \..0 1d GO:`A e 6�'° �'i_.--4- 4479 P /alb 6M1 h y o G' OS p0 /2°A d a L. .�1 a � 6 70 IX/ST/NG J W '- o 5to.YGO 6e a ��, , P` e J VSaN 51RBGTU GUYI��\ °9' \,°` \ ° °°.A °IpG P °0\ / �\` - 0�( o //o`�] `ate 6 l" ANCHORS �� - O .I I illll(1)"./ JP\ oM /• oep J1 �JI{--�\ \\�\\M\\, P1pM/o6Y' /o�1t• .2° a P h�' Il /UGNTj2, 'y- 3 _ • .d .p 000� 46 )" (�'p \ob.To��t� a o� A ' PP ` --� AE.3)30 0 �(] o�00�°6P�` .P P� P °Cd .2 �` .5 �.._ D/TCN II E.26.68 PeP P of •'' \oe P mo +R+/TYR), / ,, . • _ 02 '` o-�.P O oG'P' '3•�0(; ° Irtiril ' �'/ EDe'�/GO'/7YP� DPROPOSED ETENTION POND PROPOSED PROPO EDTroN I'� y ,�' SWALE . w ,�2 6 EX.1NL£T(3'.16T �\ °bt^r? �P,.'1' p � ��/• / RIM.24 T9 ?II 6� . i / /. / E•23.98p4YDNG-EI "�- ....1 p 1\\*I‘. _� *1' �• ' ; , 23.93124-CMP-W! I �' EX B°W �A CB TYPE A I H / R4N.2' 6.53 EX 96"SS CO E•9. LV 1' GL . .'A-- - ''..." 111- --."-77------ ! / 'EX.LeW- / I9INOVEFFLOWII ,/4 u y W / : W \ // EX.B ' I / // 'EX.96"�' ;i' CO 1�. / // i' STREAM- 0 12' / i/ 4 E•IS.BI� Z SO 41 / / / / �''// /E%B W /EX 96 56 B /E%964 4' /2' __ 12' 5' ,� / ILi W • //E/// GUARDRAIL 2'I O.T5' FALKWAY iAS RE00 WALL 3 Z W • // / AS REO D 1-0.5' 1 I I NO. c ./ ky W 5.',,, /Ex.e'W // I• PLAN 2/ I C NTD I I 2' R ¢ 14 G / 2.0% CURB I 4 .1 J Iy W // a.96'95/ IN I MP F 1 ASPHALT CONCRETE PAVEMENT cog rt ft //EX9 // ( 2' I CEMENT CONCRETE VERTICAL CURB AND GUTTER 0 O 0 -- /I SHEET OF /.-------- I" hi' ///[�Ej RETAINING WALL AS REQUIRED TYPICAL ENTRY ROAD SECTION / 2 = 50' I° = 5'f PROJECT NUMBER 88139 • a p CITY OF RENTON f. 1L . . Planning/Building/Public Works u 'i 'M �' , . .p ,~ �F -n 1 1055 South Grady Way - Renton Washington 98055 v rz `�v /F 18'9.g'ri ' ',114.3 lir! ccC. •\ j�� 1 ice• ='S ..., i . ( ADDRESS SERVICE REQUESTED °� ifietp = `- le I a v � 'des T ,x r• John Phillips • - , ' Phillips and Wilson • 2001 Wesstern Avenue, #500 I •v ,Seattle, WA 98121 t �xiiL1(lI SEt7 AN — -- RE TURN! TO SENDER > .. e U��Y O� A NOTICE OF APPLICATION . DATE: ' : November 5,•1998. LAND USE NUMBER: .LUA-89-044,SA-H - APPLICATION NAME: The Bluffs • PROJECT DESCRIPTION: Proposal to modify an approved site plan to construct 174 residential units in 26 buildings(35 foot building height),a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44% of the site) would be retained in natural open space. The site is characterized by steep slopes and views of Lake • • Washington. The primary entrance drive consists of a.26,foot wide driveway off Lake Washington Blvd. There is another driveway off • N. 20th-Street-•accessing -the northwest sector:,of''th`e- proposed development..The original proposal-included an..- .. . . ._ . , emergency access drive through the northeast pprtion of the site connecting to Meadow Avenue N. This drive has been z=-• eliminated resulting in.ari undisturbed-greenbelt between'the proposal-and,adjacent.single.:family-development.,to-•the;;:q,;, ,...;:,. .-_, ....--. . • , north. t: '"- The'original proposal was for 165 units in six residential buildings with buildingyheights up to-50 feet. The proposed. - changes are for 174 residential units in 26 buildings with maximum heights of 35'feet. This change would result in more dispersed buildings of lesser height and bulk. The developed area of the site would increase from 11.2 acres to 12.5 acres., However,the general boundaries of the site area to be developed remains the same between the proposals. The - original proposal provided approximately 100 parking spaces under the buildings,36 In garage buildings,48 carports and • • 154 uncovered spaces for a total of 338 parking spaces. The revised project proposes 48 spaces in townhouse garages, • 62 spaces in garage and garage carriage unit buildings,88 carports,and 107 uncovered spaces for a total-of 305parking - , spaces. - The proposal was originally applied for as a rezone and Planned Unit Development (PUD) in May 1989. A Draft and Final Environmental Impact Statement(EIS)was prepared. The Draft EIS was completed In 1990 and a Final EIS was issued in February 1991. The Hearing Examiner approved the site plan and recommended approval of the rezone in January 1993. The rezone was approved by the City Council in March 1993 and a development agreement was recorded. The project was given a 5 year timeframe:fprwhich the site plan would remain validwith the possibility of a 2 year extension. Resolution 3042 gave an additional•1,year.extension. ' • The revised site=plan is considered a.major adjustment'to the'previously approved site:plan`and Aherefore,requires-site;, . _ plan review which will focus on the proposed changes:. Modificatiori:ofthe recorded development agreement,will require- approval of the City Council. An addendum to the previous Environmental Impact Statement(EIS)was submitted by the • . . applicant and issued by the City on November 2, 1998. The revised proposal will be required to comply with the mitigation measures of the original EIS, site plan conditions imposed on the original application, and conditions of the • • recorded development agreement. PROJECT LOCATION: Lake Washington.Blvd.N,between NE 14th and NE 22nd Street. PERMIT APPLICATION DATE: October 26,1998 - • NOTICE OF COMPLETE APPLICATION: November 5,1998 • PERMITS/REVIEW REQUESTED: Site Plan Modification,Building Permits,Development Agreement Modification . REQUESTED STUDIES: Traffic Study,Wetland Study,Drainage Study,Geotechnical Report LOCATION WHERE APPLICATION MAY BE REVIEWED: ' - Planning/Building/Public Works Division,Development Services • . -• • • Department,1055 South Grady Way,Renton,WA 98055 , PUBLIC HEARING: , , • , The date of Tuesday, December,:8, 1998, at.10:00.a.m.,,,has:been set _ ,, :8..._r;. c:;:;;;;,�, „;i;1):,•; _,0la.. ,I.} j;_;;,for.:a. public .hearihg:to '•review:•the above-referenced.,matter.;,:;The .`, _. ,;. Nearing 'before�Mr. Fred Kaufman• ,:,Renton:Hearing-F,xaminei,,,„will,',be v r ir.t r ,,,,.;� , ,.�,j ;held in the_Council Chambers on the 7th floor of City Hail, Renton, •i 'm.� •-0,- , 1.<: ;Washingtons ,, ..h I .i. ^.q; ;:f" • lot;n, •:;""i'1 _ 5 C` 'cn_:�� ^F<_• �!':::�.,' �r. n3`' :i ..?jig P:,,'- ,.:ii .7;.- ;)tt;+l • J , �- d:• .P':7':.',+k.,e.',1. [I,,:. . 1? , . , lr¢',aiC , _ -1..- :'-' :�.., ' .• •. . "•C • , ":f-.,,:I.'1'', _ 5.:•- ,1P_?1wL""'ij J:. --i,. fi"" , .P •.. .Z .,.C\;L+:[,.1AC�G :7ilila:i?...4 .i ..i ah,,-• .,, GENMALOT.DOC,•, -:- .. .... , . . - • Comments on the above application must be submitted in writing to Peter Rosen, Project Manager, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on November-20, 1998. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact Peter Rosen at(425)430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. - .._' I CONTACT`ERSON: Peter Rosen �: •z�-: 'I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION ;- ;T.-1-._ '_^,;;;-::, - • • . - •':• 'rJ:...L� r��'777 r .•. ',•tr l� ..i IIII •i- 4-j ;•1 p ••. a- :,,'F J•' .! • ;t"z¢_.;.z...' Y rC.f J'sae l�� B; _ems .T�, :. t:I .;i . z %¢ •3 ,.\ !r II 'at a• i o-^.0 . • ' IIq?.. `•, 1'.I '> a°°:b. I •! f�:._. :.::.gip: !i! tout %dol.ut:+ �• .. . • _• V 'G; • / fir, 7 ..Lt `Gf-!�. • .... Ay'4-'1 ,` r;�• lg: ,�1�'�:;";cam in �. oJ _ ,F^,,' 4Y •y .Yios r�oo •`Tj';� e�i JJJIII 'a — „_111:�� _ \ _ t O 7 e ie, NOT FOR COl5TFOCTICT1.SUBJECT TO ELOO.CEPT,REVIEW 1 ril � IIIII • CITY OF RENTON ADDENDUM TO ENVIRONMENTAL IMPACT STATEMENT APPLICATION NO(S): ' R-044-89, SA, ECF -` ' ` APPLICANT: Legacy.Partners Residential, Inc. , . PROJECT NAME: The Bluffs at Lake Washington,. _ .X. -a._,rM;�:a',zr: --2.x =ram- mr:°,; DESCRIPTION.OF PROPOSAL:, ::=';:: :The:_-BluffsQ-development 'proposes'°to' construct 174 residential units in 26 buildings, a recreation center, and parking for. 305 vehicles. Approximately 12.5 acres of the 22.3 acre site would be developed with buildings, parking, utilities, trails and landscaped open space. 9.7 acres (44% of the site) would be in natural open space. Access is provided via a driveway.of;Lake Washington Blvd and a second access through the Lake Marina Apartments. A Draft Environmental Impact Statement (DEIS) was prepared and issued.by the City'of Renton on May 15, 1990. A Final Environmental Impact Statement (FEIS) was issued on February 6, 1991. The addendum adds information and analysis on revisions to the proposal. It is determined that the revised project and addendum does not substantially change the analysis of significant impacts and alternatives in the existing environmental documents. ' LOCATION OF PROPOSAL: Lake Washington Blvd. N. between NE.14th Street and NE 22nd Street. • LEAD AGENCY: City of Renton Department of Planning/Building/Public Works ., ' Development Planning.Section . DATE OF DECISION: November;3,,1998 - . - . -=-' " - SIGNATURES: - ,2 •. 1 .`...4-,- zi! . _6 M ' ..1 a,:ze, } r • , y•' ' , v •% ' • , t + l 3Y..h . �...._ _�..f 9 —%�I ! E r rij)) L'i :4 ;ii:''' ;-'7-r , jf 3 G m4rr an, mi is ra r DAT = '• i e Departmen o Plan ing/Building/Public Works` - - ' imJ" Shepher ,I�Cdr5iinistrator DATE r Community Services - / . . . �3 . , _ . L--�e Wheeler, Fire Chief , / DATE Renton Fire Department _ • A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, Renton, Washington, on December, 1998 :at 0:00-AM to.consider'the:Site Plan Modification. BLUFADEN.DOC Y y; 8 © CITY OF RENTON _ - A. _- . Planning/Building/Public Works w n, 6` 1055 South Grady Way - Renton Washington 98055b`' 5 g Fcc IICd 1 8'9 8 ,.'• ,:7 0 .2 9 * ADDRESS SERVICE REQUESTED 1 i t D1 9 9 8 F ' mor 6 girk8 x E.4. Plbk T.9C$E1 Ray Aliment E! il J ` 1.l ' , 2421 Meadow Avenue • Lzi- Renton, W A 98056 t=°--- i t0 SUCH ® . 6G- ADDRESS .y 1 RET'JRN TO SEND'E ' 6"� ; -�t�"S c�1�r."4.=:. .'. iltlitlttlt'lit„titl,t.ltilti:llti ' ii:ls l�flsl iiiii illitiiI;til:h1iIi,1tlilliill • . �rVy O . • Un .e4 . NOTICE OF APPLICATION . . DATE: • . November 5,1998 • LAND USE NUMBER: LUA$9-044,SA-H APPLICATION NAME: The Bluffs . PROJECT DESCRIPTION: Proposal to modify an approved site plan to construct 174-residential units In 28 • buildings(35 foot building height),a recreation center, and parking for 305 vehicles: Approximately 9.7 acres (44%.of ' . • the site) would be retained in natural open space. .The site.is characterized by steep slopes and views of Lake Washington. • The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off - • •••,--N. 20th-Street -accessing•the northwest sector of the.proposed development. The.original.:proposal--included- an•..._..._ -, . emergency access drive through the northeast portion of the site connecting to Meadow Avenue N. This drive has been - 'L>-, eliminated,-resulting,in-an undisturbed.greenbelt-between.the.proposal and.adjacent.single family development to,-the-',.:•.:.; .;, .,, :. ..... • +:l, ' north. . • The original proposal was;for 165 units in'six residential buildings'with building heights:up to 50 feet. The proposed• -• - . changes are for 174 residential units in 26 buildings with maximum heights pf 35-feet. This change would result in more. • -- - • dispersed buildings of lesser height and bulk. The developed area'of the site would increase-from 11.2 acres to 12.5 • ' acres. However;the general boundaries of the site area to be developed remains the same between the proposals. The . original proposal provided approximately 100 parking spaces under the buildings,36 in garage buildings,48 carports and ' 154 uncovered spaces for a total of 338 parking spaces. The revised project proposes 48 spaces in townhouse garages, •R 62 spaces in garage and garage carriage unit buiidings,.88 carports,and 107 uncovered spaces for a total of 305 parking ; .. spaces. . •The proposal was originally applied for as a rezone and Planned Unit Development (PUD) In May 1989. A Draft and Final Environmental Impact Statement(EIS)was prepared. The Draft EIS was completed in-1990 and a Final EIS was issued in February 1991. The Hearing Examiner-approved the site plan and recommended:approval of the rezone in • January 1993. The rezone was approved by the City Council in March.1993 and a development agreement was recorded. The project was given a 5 year timeframe for which the site plan would remain valid with the possibility of a 2 • ' year extension. Resolution 3042 gave an additional 1 year extension. . ' , - • The revised site plan is considered a major adjustment.to the previously approved site plan and therefore requires site - , .. . plan review which will focus on the proposed changes. Modification of the recorded development agreement will require . approval of the City Council. An addendum to the previous Environmental-impaot Statement(EIS)was:submittedbythe ' •' .applicant•and issued by the City on November-2; 1998. 'The revised proposal will'be required,:to comply with-the - - • mitigation measures of the original EIS, site plan conditions imposed on the original application, and conditions of the • • recorded development agreement. • - • • PROJECT LOCATION: Lake Washington Blvd.N,between NE 14th and NE 22nd Street. PERMIT.APPLICATION DATE: October 26,1998 . • • ' NOTICE OF COMPLETE APPLICATION: November 5,1998 • S PERMITS/REVIEW REQUESTED:. Site Plan Modification;Building Permits,Development Agreement Modification • ' • REQUESTED STUDIES: • .• Traffic Study,Wetland Study,Drainage Study,Geotechnical Report . •LOCATION WHERE APPLICATION . MAY BE REVIEWED: Planning/Building/Public Works Division,Development Services ' • Department,1055'South Grady Way,Renton,WA 98055 PUBLIC HEARING: The,date of Tuesday, December 8, 1998, at 10:00.a.m.,has been set . • for 'a public hearing' to review the above-referenced matter. The • • ' • 'hearing, before Mr. Fred Kaufman; Renton;Hearing Examiner,;will°be 1- . •- -• " ::;: • held in the Council'Chambers on''the 7th floor of City'Hall,.Renton, • . z- - 'Washington.'" .. ... • • ' . , - _.. ,•; L1/41;:,- ',ir, 1,2 C`:e?itl.''''' ii'.C-- '?t' ,0 41: .''.,1,:{.' ..?C:: ..:'� F4i:•. -%a 1.6.:o,i.�'.a{I' $C;.)!,-;ri4 mix zil CYri%s PAM iliA ii V 1- '..i.: i!;o •. < y;t•' ,- .`6 ..-• •',t•';:; !II ei',:;., 'r•t: ,•;E ._ in'f 1,r;10 I ". '1;.. ,.:,-c,..^ r:' "Y:.^y rj• i;C 4;Si% L.' :,:!-:.: . " ' �;,:. .'L., •. =r;i;:;:C..s,:! -.-.-:::: ;.,..c . ,I1._. i" _1;J:,•.:iii ., .;C': '-" - :t'�:. .4.:1 ;• :;L'=. 1.; .I.I .. .:i`. ..'>,:; _ • GENMALOT.DOC = , " . Comments on the above application must be submitted in writing to Peter Rosen, Project Manager, Development Services(Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on November•20,.1998. If.you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact Peter Rosen at(425)430-7219. Anyone who submits written comments will automatically become a party of record and . will be notified of any decision on this project. CONTACT PERSON: Peter Rosen I !PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION i 1 I — W .o�. °�•.':'ty1 _ ia1 ;I.:- � ate--. 1 • '*.• :thy.'' i••6i• . I ...• . _J.�Y, ..u41-L — i aI i • R. tianl aE l ; \. 11. \t .i,:..7 17.'...:.-—a..'': Ill 'i”: —FF,";•,, 1••••4.cep: ..f.17."—se. i • ,,- r \.. q Ili a`.'P -=:�'.. ..R.J bl• • : b,,' •,• .p�, ?. Ili •,,m �, 411 .1 .a 'b,, 6 .P. '\ eq• is tf'xe_. tib ti 3f =::; ,14a 1.• [x�Tl•,�f . ,Ce: • .. I 9 . • .t • 14 v a'v'• ; - dcwc cJ '.c�u•uc:\ ,•) •iJ� a _1F1 �,i.._.:o e 4 �OQI ACM . r•lie .� •:�,a F._ �.Z �Y - ...., O.oil -.., . ® -17/7,7-"°.1-1.1.'--,v....if7111-. -''':...\, .... \,---- '\14,1 i% . NOT FOR 00%STRUCtIOR•EU8.10 10 GOO.DEPT,RENEW r� �a3 yi }yii t a 1 111'I° h/1 o + E° yr y111� H�� g 1 ill r § 1 11i -I l l l l • • • • 1 GFNMAI nT nnr, •- CITY OF RENTON ADDENDUM TO ENVIRONMENTAL IMPACT.STATEMENT APPLICATION NO(S): R-044-89, SA, ECF APPLICANT: Legacy Partners Residential, Inc. • PROJECT NAME: The.Bluffs at.Lake Washington - • . •.�,`.a:,ur.. •as• '�.. -i°.`. ..i67 t`llts ':'i .. 1 • .... �?Yi,'. -... �...ti l L•'2t :��. .. DESCRIPTION OF PROPOS L: `T 't '�•��,•• ,eao"`" _j::.:.^` i•^•y,.~r ,._.. A he' Bluffs`'development"'proposes to construct 174y residential units in 26 buildings, a recreation center, and parking for 305 vehicles. Approximately 12.5 acres:of the 22.3 acre site would be developed with buildings, parking, utilities, trails and landscaped open spacer 9.7 acres (44% of the site) would be in natural open space. Access is provided via a driveway off Lake Washington Blvd: and a second access'through the Lake Marina Apartments. • A Draft Environmental Impact Statement (DEIS) was prepared and issued.by the-City of Renton on May 15, 1990. A Final Environmental Impact Statement (FEIS) was issued on February 6, 1991. The addendum adds information and analysis on revisions to the proposal. It is determined that the revised project and addendum does not substantially change the analysis of significant impacts and alternatives in the existing environmental documents. LOCATION OF PROPOSAL: • Lake Washington Blvd. N. between:NE-14th'Street and NE 22nd Street. LEAD AGENCY: City of Renton ' Department of Planning/Building/Public Works • Development Planning Section DATE OF DECISION: November 3, 1998 _. • SIGNATURES: 3., . • GRJ km fan,Pas r DAT .Departmen oan /Building/Public Works " d` / h•c cnSheP herdC;�Cdfiinistrator DATE Community Services Wheeler, Fire Ch f / DATE _ • • Renton Fire Department A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the sewenth floor of City Hall, Renton, Washington, on December, 1998 at io:00 AM to consider the Site Plan Modification. • BLUFADEN.DOC - - - ' - - - _ ... _._ ....____„--- „.‘,.•.--- • a 6 CITY OF RENTON NAL I.-- .'.•.,. c--* --..*... Plannng/Bulding/Publc Works .„...... .../ . * * 0: E ,fs.: -i ...., .., 1055 South Grady Way - Renton Washington 98055 0 0) I. 1161, 1 8'9 8 ;,',...2'...P5,-frA - u 2 9 ,.--- i'slY.:-..J.,. .". . CG C. DD * ADDRESS 'SERVICE REQUESTED t iL at 9 9 8 F 1 E.:141.,TER . 012tIke tEA. PltAT4c&I .• '.., . r. . • .., ..-.- . . _ , . 11, :,..'''':':•-'60)t,,Cli, , Angela Mohr , di.,.'i•:...,7..1 2`,..,!,.1 rir,n'llic;.:.__ ..-: 2100 Lake Washington Blvd N,#92 ,,-...- WA 98056 , . 5 , 1.1.1 SUCH j ,,-(866Nenton, • . , 'MN ADORESS • . .,, !..01) co, - . . . — , . . . . . ... . • -----— ------- •• . 1 .. . . . . I RETURN TO SENDER „,.6. ,...- ,,,.. . . . ilsustms,17=',s7-;/. ,- 11111.111;1111allfilliiiiihi. -.1111111111 111 1;_iiihiiiiiilltiiihiallit,iii - - ez,71 - -' • • • . ., • +0 N., • • _ . • NOTICE OF APPLICATION DATE: November 5,1998, LAND USE NUMBER: LUA-89-044,SA-H ' APPLICATION NAME: The Bluffs PROJECT DESCRIPTION: Proposal to modify an approved site plan to construct 174 residential units in 26 buildings(35 foot building height),a recreation center, and parking for 305 vehicles. Approximately 9.7 acres(44%of the site) would be retained in natural open space. The site is characterized by steep slopes and views of-Lake • Washington. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off •- N:•20th'Street-accessing the northwest sector of the proposed development. The-original proposal included•;an. . , emergency access drive through the northeast portion of the site connecting to'Meadow Avenue N: This drive has been ,-teliminated;resulting inF an.undisturbed greenbelt between the proposal and,adjacent:single;family_development,4o;the• , .:, - . , north. , The original'proposal was for 165 units in six residential buildings with building heights up to'50•feet:, The proposed - • changes are for 174 residential units in 26 buildings with maximum heights of•35 feet: This change would result in more dispersed buildings of lesser height and bulk. The developed area of the site would increase from 11.2 acres to 12.5 • acres. However,the,general boundaries of the site area to be developed remains the same between the proposals. The original proposal provided approximately 100 parking spaces under the buildings,36 In garage buildings,48 carports and 154 uncovered spaces for a total of 338 parking spaces. The revised project proposes 48 Spaces in townhouse garages, 62 spaces in garage and garage carriage unit buildings,88 carports,and 107 uncovered spaces for a total of 305-parking.- -' spaces. - The proposal was originally applied for as a rezone and Planned Unit Development (PUD) in May 1989. A Draft and. Final Environmental Impact Statement.(EIS)was prepared. The Draft EIS was completed 1n 1990 and a Final EIS was issued in February 1991. The Hearing Examiner approved the site plan and recommended approval of the rezone in January 1993. The rezone was approved by the,City Council in March 1993 and a development agreement was recorded. The project was given a 5 year timeframe for which the site plan would remain valid with the possibility bf a 2 year extension. Resolution 3042 gave an additional 1 year extension. -The revised:site plan is considered a major adjustment to the previously approved site plan and therefore requires site. . - • plan review which will focus on the proposed changes. Modification of the recorded development agreement will require approval..of the City Council. An addendum to the previous•Environmental Impact Statement(EIS)was submitted.by the . applicant and issued by the City on-November 2, 1998.. The revised proposalwill be required to:comply with the mitigation measures of the original EIS, site plan conditions imposed on the original application,•and'conditions-of the recorded development agreement. PROJECT LOCATION: Lake Washington Blvd.N,between NE 14th and NE 22nd Street." PERMIT APPLICATION DATE: October 26,1998 . • NOTICE OF COMPLETE APPLICATION: ' ' November 5,1998 • - PERMITS/REVIEW REQUESTED: Site Plan Modification,Building Permits,Development Agreement Modification REQUESTED STUDIES: Traffic Study,Wetland Study,Drainage Study,Geotechnical Report LOCATION WHERE APPLICATION ' • MAY BE REVIEWED: Planning/Building/Public Works Division;'Development Services Department, 1055'South Grady Way,Renton,WA 98055 PUBLIC HEARING:. The date of Tuesday, December 8, 1998', at 10:00 a.m., has been set for a public hearing to review the above-referenced matter. The hearing, Before Mr. Fred Kaufman, Renton Hearing Examiner, will be held in.the Council:Chambers On the 7th floor of,City'Hall, Renton, .._ ,s: Washington.'. , . 1C .t.�,t•.?:`n • 7.I S u.:�+i :,c: 3t '713'. ;lr =t io.. ¢ ' .:•' it}�. it [' tip ... r.'1,1 31.[;P: .. :i'','.' ,. v;°1i1-;S f, a Ij i14`' ...;aCSIC:'2.!1•XC LIt:, .,...:1`il.g't:.:o i; _,,::,i.t;C` «!;:o yCC.• -::'.;I: :n;1:'! _o1 '.S:i;i7c.. ac d::PJ''' .,r�„" . .. F'•` .;r�• r- t.• � t:' DI "Ivr: ..1 ,. 'r (3i' air+ _ :s t.'UC�''%.��I'I ^•: f t.- _ `I.ri',r i' 11 r ,- ., �:' .. i�i � .. •1 {� 'Lti1 .,i3�•:; r�- e, a. .:j. ,. - •..'.'J,r�'. S� �`t�.1`Oi it;'i''1: .GENMALOT.DOC . ;;<, I Comments on the above application must be submitted in writing to Peter Rosen, Project Manager, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on November-20, 1998. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact - Peter Rosen at(425)430-7219. Anyone who submits written comments will automatically become a party of record and . will be notified of any decision on this project. . 1 . . CONTACT PERSON: Peter Rosen <<•;r - .: ' 1 PLEAS EINCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I I - I �y }�.,,.� `, '.";::•J`•W! 1 < III .L.. y.}�., `'' rf •-• I ' I I .., .. r ,7,41: I -.t II M .m. • i II•I1II I • .. 'I i:i• 1 • - ,. }I" 0,,,,X I..- S , •01', P `,a..k.' -.�_ Ili 1;: - T..,'(-.�'. 3.-• i[r 'i? I .1 '�t����, ft 9 8•I •G 7 c2i '4,� - t Iy ,I,� 'e'- kt• r^s r. & ,, -: `-:1•<_ - "`_ EIS t 1 . 4....;.‘.'''',. ' p'' ,Cjiii 1,..,4!-:-! '''''' '... I'vkii,—i.,°- . 4f;1 CXI,iL • ^•�q 11 '4- ••1 J •8 t '�•vl•• 1;�i ••-BI3 i 4r La e.,: -, \\••'-':...::: •''.. . 't . • .ir 1;•'' '..1.-N‘A.\-74 .• ..... „ , .:-... ,,,--....y- ,..ii ,,,....,.... : ...,,..,..,-. •• ,- , , ,,,..,,, ,,, ,e•4e, ‘ •\ I.:,••••• •i...... • , i.,,,.:::-•!---,---' J ".--r--" . ______i,••_____‘.,i___ ts.,‘ . A ...._08:0 ir.g: NOT FOR COSt ktICN.SUBJECT TO 2:LY°.CEPT,REVIEW ; !1 W�I d I i}113i rig 1 1�Iill� E'a3 � � p.� 111IIl° 0/`y rn N i 1 : i § 1 11111111 • • • • • QFNMAInTnnr, - .- . CITY OF RENTON ADDENDUM TO ENVIRONMENTAL IMPACT STATEMENT APPLICATION NO(S): R-044-89, SA, ECF APPLICANT: Legacy Partners Residential, Inc. PROJECT NAME: ,The,Bluffs at.Lake.Washington• i,- .",r. T:w '..=::.-."•:: s, '17 DESCRIPTION OF PROPOSAL:"' ' '''The Bluffs development proposes to construct 174 residential units in 26 buildings, a recreation center, and parking for 305 vehicles. -Approximately 12.5 acres-of the 22.3 acre site would be developed with buildings, parking, utilities, trails and landscaped open space. 9:7 acres (44% of the site) would be in natural open space... Access is provided via a driveway off. Lake Washington Blvd: and a second access through the Lake Marina Apartments. • A Draft Environmental Impact Statement (DEIS) was prepared and issued by the.City of Renton on May 15, 1990 A• Final Environmental Impact Statement (FEIS) was issued on February 6, 1991. The addendum adds information and analysis on revisions to the proposal. It is determined that the revised project and addendum does not substantially change the analysis of significant impacts and'alternatives in the existing environmental documents. • LOCATION OF PROPOSAL: Lake Washington Blvd. N. between NE,14th Street and NE 22nd Street. LEAD AGENCY: City of Renton Department of Planning/Building/Public Works • Development Planning Section DATE OF DECISION: November 3, 1998 • • SIGNATURES: �• -Stir••• i G e m r an, mi is ra r� .SD'AT :/ ` ` _ R, Departmeni�o Plan ing/Building/Public Works , . , L },..Q 6im.1� Shepherd, drhinistrator DATE Community Services , . .--A, / `-- e.Wheeler, Fire Chief / : DATE - , . - • . . Renton Fire Department A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seven* floor of City Hall, Renton, Washington, on December3, 1998 at io:00 AM to consider the Site Plan Modification. • BLUFADEN.DOC .._ _ _,...—.L.!--,..._._.„--„.....r.w...rw-,-.._. .. _ — 8 4) CITY OF KENTON .,. —. —.-,....,.,) .,...",-. ,-;,,,,,-,:.--,-,-..,,.--- . . ---::,:;,:;?..,,::.Af ="--.— NIL Plarming/Building/Public Works I w .....,— •--; * er 64....„ .:',.--.d.:,-.7gi * c.) HY 1 8'9 a `i,?::',9.5 -7, a 2 9 5 : 1055 South Grady Way - Renton Washington 98055 or-) !.. .....--S!..6r,::.f.$ - • LU L * M C- r)i). ADDRESS SERVICE REQUESTED I V- ti 9 9 8 F )4 0 4/AtEr!L F.4. PETRAtEl i. . _. . : Mr.and Mrs. Glen Yargan , 1ir:-4.3(7'..o, \l't.-2Ci l r., 703 N 29t 5orthh c- i i.2',4-_-:'Li b ,Ifi W.i EL:_:•-•Lzi-; Renton, WA 98056 ,........1 : F--- t.'- ,SUCH .r.-43 6 67-N., , ,... • F .-.. - %., ' _ c.3 -- 1 ab3RESS '-: . :c , . . -. : :., „P.... I RE-I'll:MITT stripER ---1 cr) 311 713 ,:. 4• • . ♦ •rn . 4 . . . • Y IvrrQ . NOTICE OF APPLICATION DATE: - November 5,•1998- . LAND USE NUMBER: LUA-89-044,SA-H APPLICATION NAME: The Bluffs PROJECT DESCRIPTION: • Proposal to modify an approved site plan to construct 174 residential units In 26 • • buildings(35 foot building height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44% of the site) would be retained in natural open space. The site Is characterized by steep slopes and views.of Lake ' Washington. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off , -...-. N:•20th Street accessing -the--northwest-sector•of the..proposed,development.-.-The`"original..proposal included an ..... .._-.-. _ emergency access drive through the northeast portion of the site connecting to Meadow Avenue.N. This drive has been ' ,�=•'•eliminated;-resulting in�an undisturbed greenbelt,between the,proposal andadjacent-single,family development;;to:the,,.;�:.•,,-;,;,,,,,,,,,,,,,;;`:•. •.::A,. ,::,:;,:, ..< , , north. ' ..• . , - The original proposal"was for 165 units in six residential buildings with building heights-up to"50 feet. The proposed '•4:--`'.. ' • •• changes are for 174 residential units in 26 buildings with maximum,heights of 35 feet. This change would result in more dispersed buildings'of lesser height and bulk. The developed area_of the site would increase,from 11.2 acres to 12.5 acres. However,the general boundaries of the site area to be developed remains the same between the proposals. The ' original proposal provided approximately 100 parking spaces under the buildings,36 in garage buildings,48 carports and . 154 uncovered spaces for a total of 338 parking spaces. The revised project proposes 48 spaces in townhouse garages, 62-spaces-in garage and-garage carriage unit buildings,88 carports,and 107 uncovered spaces fora total of 305 parking----,- . - -• - . - ' -• • - spaces. . The proposal-was originally.applied for as a rezone and Planned Unit Development (PUD) in May 1989. A Draft and _. •Final Environmental Impact Statement(EIS)was prepared. The Draft EIS was completed in 1990 and a Final'EIS was issued in February 1991. The Hearing Examiner approved the site plan and recommended approval'of the,rezone in January 1993. The rezone was approved by the City Council in March 1993 and a 'development agreement was . recorded. The project was given a 5 year timeframe for which the site plan would remain valid with the possibility of.a 2 ' year extension. Resolution 3042 gave an additional 1 year extension. ` - The revised site plan-is considered a.major adjustment'to'the previously approved site•plan.and therefore requires site. • . -• . . plan review which will focus on the proposed changes.,.Modification ofthe recorded development.agreement will require , approval of the City Council. An addendum to the previous Environmental Impact Statement(EIS)-was•submitted by the,. : ' applicant and issued by the City on November 2, 1998. The revised proposal will be required to'comply with the . mitigation measures of the original EIS, site plan conditions imposed on-the original application, and conditions of.the • . . • • . recorded development agreement. . • • PROJECT LOCATION: r Lake'Washington Blvd.N,between NE•14th and NE 22nd Street. PERMIT APPLICATION DATE: October 26,1998 - NOTICE OF COMPLETE APPLICATION: November 5,1998 - , . PERMITS/REVIEW REQUESTED: Site Plan Modification,Building Permits,Development Agreement • . " • • Modification REQUESTED STUDIES: • '_ - Traffic Study,Wetland Study,Drainage Study,Geotechnical Report LOCATION WHERE APPLICATION . MAY BE REVIEWED: Planning/Building/Public Works Division,Development Services - Department,1055 South Grady Way,Renton,WA 98055 "PUBLIC HEARING: . .• The date of Tuesday, December 8;1998, at 10:00 a.m., has been set • for a•public hearing :to review the above-referenced matter.: The •- : _ . •-. , . -• • •.hearing,,before Mr. Fred Kaufman, Renton Hearing Exariin•er;will-be :!_ - k,-JC'). —.' "held•in the:Council!-Chambers on the 7th-floor'of City Hall;:'Renten; ' J_tl'; 2Eo ^ji; :11, .•.. <.q Ti l`4-110i `;ti'Washiiigton,,.; ;y E+l.;f:T;'_, ...._•t.tr... r,= :1'If •q:41;,•c51.0_ir LFz:P.iii: ;.,p ?•57:,.:r:cr.__ ,lt :.. " ,JI' ;`)•i-i{r'' ;,.. .)f.4,,i ;ii .j ,,...n.f3x ;•^Ic': .,i,x)I,Nc1' .iroz.•ty ,'.iv: ;::!,,,,,;`3. ,o. !! `,.��'.`[S_;,lr;'',rl'';.:;.'f ... :!i. L'{;.:i ci: . Ij :-� .h-<°•• :, P.,C'iiYi 14.' o i .?Wf.rG Ar,..SF7 ,,,_ i(`.'-c:3 `i.�i r•;, C_f" ,r,ri;.(:3! :i kt ; . )i! , ..r • .._;i. . d._. .. ii , - �- 'v,:: • . b' L,"•:bl:i::.'...,:.'ifj .%'. 11_ ;L. G`: ill k-, - ,-9:.. _.',!1 ?.1. .. •-'.i ti!'Y '1"'.•- :1•“ rt ..:i ,..,-,I,;-::: _i" -:'1 • 'j„nF. -,1 S2 .. •!t'::' •. . . :!)` . ;;L:; 1- . :1. .')'i•, i' _. ,. •'• • GENMALOT.DOC - ' • r• Comments on the above application must be submitted in writing to Peter Rosen, Project Manager, Development •Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on November-20, 1998. If you have ' questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact Peter Rosen at(425)430-7219. Anyone who submits written comments will automatically become a party of record and will be n;tified of any decision on this project. CONTACT PERSON: Peter Rosen t PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • • II I1 1 . • \ .xn \ ` '�_y.� 1 liil •j-:_.tee'. ••� .:Np. :aa I • I ...,, -.1'-.:. - :11/4•1-. . • • ,.,•i ',...:k n-.;.. .,,,.:-. ,i'd 72--' • I) i •r 1 l : rp ::: 4 . 9�,U 1,-,. I •,b�� �1,A l .. :4! }.1�. •, , .. -. z 1 ' '- v II' -i1' W ..+. :t i 4 ... :. -6- ,..k4. ...% "ie-Ai." . II o /SRC — ••:h % ili�11 '-s °�'. .a..E-E .. '; = . - _ e^,/..--'6‘...A. \ :kti lit 11. , mkt t:tri.-Z I , i::`°._P'0?-,: it.ill rt.-4 a 4,! ;a S x ( ;1uu aril N,k .-5717 •arm o • V_ �' ,✓[,,% ,•'y:dAIN��.; E; -;-i'°. •,�i" • 08.or 'T. NOT KR COISTRCTICN•5UO£CT TO OWO.CEPT.RENEW .. !1aI I I IDgEl; - Il1ill!° ' N EraT 1 ili! ( �� 11111 �1s I I `I lY,l it CITY OF RENTON . ADDENDUM 'TO ENVIRONMENTAL IMPACT STATEMENT APPLICATION NO(S): R-044-89, SA, ECF • , . APPLICANT: Legacy Partners Residential, Inc. . . PROJECT NAME: The Bluffs at Lake Washington . _: :. :- .-r. • - ,,,,,: ws;, °->_ _. :. :ua •�;ar,-r,.° ........ � .•_'�1t' ,`�;e:> h: .:` . �{•s.•`t.. %,; �f r�i Ti-.�� �::i� ":''v _ :n' .;;-�:°5=.-. . . * DESCRIPTION OF PROPOSAL:;1,-•- .=-=The• Bluffs `developmerif proposes`to:construct'174 'residential units in 26 • buildings, a recreation center, and parking for 305 vehicles. Approximately 12:5 acres of the 22.3 acre site would.be developed with buildings, parking; utilities, trails and landscaped open space. 9.7 acres (44% of the site) would be in . • '.natural open space. Access is provided via a driveway off.Lake Washington Blvd. and a second access through the Lake Marina Apartments. • • A Draft Environmental Impact Statement (DEIS) was prepared and issued by the City of.Renton on May 15, 1990. A' . Final Environmental Impact Statement (FEIS) was issued on February 6, 1991. The addendum adds information and .analysis on revisions to the proposal. It is determined that the revised project and addendum does not substantially change the analysis of significant impacts and alternatives in the existing environmental documents. •LOCATION OF PROPOSAL: Lake Washington Blvd. N. between NE 14th Street and NE 22nd Street. 'LEAD AGENCY: • City of Renton • • • Department of.Planning/Building/Public Works • Development Planning Section • DATE OF DECISION: November 3,1998:. ' • 1 ,'- j SIGNATURES: 4: sue;: 6;-..,_:j/ ` G e ire- 4 mr r ian, mir s r0 ' •. 'DAT1. - .? !'•''..: De artmenf�oYPlan in /Buildin /Public Works' " - .3.-T o- . P 9 9 . (j,() Jim SheP herdC;Kdxhinistrator DATE Community Services ,, - d , . `--e Wheeler, Fire Chief / . ' : ' DATE .. Renton Fire Department - • A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seven* floor of City Hall, Renton, Washington, on December, 1998 at io:00 AM to consider the Site-Plan Modification. . • • • BLUFADEN.DOC • a 0 CITY OF RENTON $7'0.t, , Planning/Building/Public Works ...1, c, F., --,, 4'' - ysii 0 c. iiilY 18'9 a l':-?::05 ::: 0 2 9 5 :, 1055 South Grady Way - Renton Washington 98055 cd-J :- •14, 0 = EL: Pi"4i-ER : ADDRESS SERVICE REQUESTED I 1 19 9 8 F C t 0 MG.'. Els. ills'48i : 2ArogoeL Renton,laakInetaglioxf F- Washington Blvd North SP 32 , ilrirIPS5r71!",5 C7 7-7-t WA 98056 •° ...._ 1—-- , 31IGH ncO NG 6c1) ACORESS .-<L jo." cu --- - rn RE!'BIN TO SENDEP, ,090 • •`tY O U A ft .'• ''' , -- ' ... . . + • 41�'NO� • . NOTICE OF APPLICATION DATE: ... •-November 5;1998' - ' • , • LAND USE NUMBER: LUA-89-044,SA-H APPLICATION NAME: The Bluffs PROJECT DESCRIPTION: Proposal to modify an approved site plan to construct 174 residential units In 26 • . • buildings(35 foot building height),a recreation center, and parking for 305 vehicles..Approximately 9.7 acres(44% of . .. the site) would be retained in natural open space. The site is.characterized by steep slopes and views of Lake , Washington. . . . The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd.. There Is another driveway off ' N..20th Street accessing the northwest sector of•the proposed development.. The original proposal-included'an emergency,access drive.through the northeast portion of the site connecting to Meadow Avenue:N.,.This drive.has,been._ . - • . . ... ..eliminated;resulting.in:an..undisturbed-greenbelt between.the proposal.and adjacent single:family development:to the,':.:,_..:._:-. . .,.__.__,.,, . .•....._• north. '• , _ . . ,1:, '_' ,The original,proposal was for 165 units in six residential buildings with:building heights'•up;.to.50.feet. The.proposed . . - - .. • - '. changes are for 174 residential units in 26 buildings with maximum heights of 35 feet. This change would,result in more dispersed buildings of lesser height and bulk. The developed area of the Site would increase from 11.2 acres to 12.5 - . • • . acres. However;the general boundaries of the site area to be developed remains the same between the proposals. The . '' - - original proposal provided approximately 100 parking spaces under the buildings,36 In garage buildings,48 carports and • • -154 uncovered spaces for a.total of 338 parking.spaces. The revised.project proposes 48 spaces.in townhouse.garages, . . ... . ... .. . ' .. .,. 62 spaces In garage and.garage carriage unit buildings,88 carports,and 107 uncovered spaces for a total of 305 parking - spaces. . . The proposal was originally applied for as a rezone and Planned Unit Development(PUD) In May 1989. A Draft.and Final Environmental Impact Statement(EIS)was prepared. The Draft EIS was completed In 1990 and a Final EIS was issued In February 1991. The Hearing Examiner approved the site plan and recommended approval of the rezone in January 1993. The rezone was approved by the City Council.in March 1993 and a,development agreement was • recorded. The project was given a 5 year timeframe for which the site plan would remain valid with the possibility of a 2- year extension. Resolution 3042 gave an additional1'-year extension. .. "The revised site•plan is considered a major adjustment'to'the;previously approved site.7plan and therefore:requires site --•-• - • - • plan review which will focus on'the proposed changes.'Modification of the recorded development;agreement.will require .. approval of the City Council. An addendum to the previous Environmental Impact Statement(EIS)was submitted by the applicant and issued by the City on November-2, 1998. The revised proposal-will.be required to comply_with the mitigation measures of the original EIS, site plan conditions imposed on the original application,.and conditions of the recorded development agreement. . PROJECT LOCATION: • Lake Washington Blvd.N,between NE'14th and NE 22nd Street. . . PERMIT APPLICATION DATE: . October 26,1998' .. _ NOTICE OF COMPLETE APPLICATION:. November 5,1998 • .. . . • . • _ . PERMITS/REVIEW REQUESTED: • Site Plan Modification,Building Permits,Development Agreement . . . . Modification REQUESTED STUDIES: Traffic Study,Wetland Study,Drainage Study,Geotechnical Report • . LOCATION WHERE-APPLICATION , MAYBE REVIEWED: Planning/Building/Public Works Division,Development Services , • • .. Department,1055 South Grady Way,.Renton,WA-98055 . ' PUBLIC HEARING: - The date.of Tuesday, December -8, 1998, at:10:00 a.m.; has-been set ' for a public ••hearing, to.:;review'the..above-referenced; matter. -•_The/.: ... .. .,•_ -'• l ..'-'-- ,= hearing,-before;Mr. Fred Kaufman;,Renton;Hearing:-Examiner;uwill be; ' • l • I, •, , :,. •%,:-,3 : - J l • •'heid-'in the''Coiincil`Chambers•on'the 7th floor of City Hall, Renton, . 'r:,..; . „ - ?:-';'' ,. ;F'-;s:3 ' {'Wa§hingtop.,. .• L, .. V4:. '3.r' ,1•l 1,;1,52 Ce f3 - _ . , . .. :.' `r t "S'i- Cp ,.'l c ]: t.J. � ,r �;;eiS "gr!�"!(.!)t�'.i' �t'.:,:li'. :! '• ;.,11:ris,ti 1.':;YGS32 :A`,32 -.vtil+4`- .i: ii`•:: ... i . i;:_ - i:.. - ' , i.... `..;tit • • • • • Comments on the above application must be submitted in writing to Peter Rosen, Project Manager, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on November•20, 1998. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact Peter Rosen at(425)430-7219. Anyone who submits written comments will automatically become a party of record and . will be notified of any decision on this project. CONTACT P ERSON: - Peter Rosen • • PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION :• .2;rr ;; ,......:' -• _, • \..s.:3..,.,,.••\, .; .:,•••••::1•Tio i : Ill :•1-:-:71':-. :•••••7:-...:":: ...4 ''''In': 1 • . . •1� .' “' - - _.1 i... '.L. i°� 1.1 I< . , ... __ Pil_o- -6: L - '' ! :_,II : . ,, E C tyr4 % I La i .�•.4_ Itu � i •--I �{• r.i4 •t Yy � III Z. A ' °• I'''t RIM al ;: a : ' ,s4aE14 ;-r. T�' .�•I •11• iv<i.. CO. , .. ,<...1 I,} 'd it �{`<.:.+!'•^-i. {{ . • 'l 11 T 1 I ;.E 1~ CO 1. NO1 FOR COOSTIIIZCRpl.k8.tCI 10 Pi 00.OEM.REVIEW r''•-:.: "gib{ �e 1 � id -t'�lo l�III° D n G33 i;l� ,.� s PN § i 1J tI § ? - iII1II • ' - CITY OF RENTON ADDENDUM TO ENVIRONMENTAL IMPACT STATEMENT APPLICATION NO(S): R-044-89, SA, ECF ,,.;•,:,-;i. APPLICANT: Legacy Partners Residential, Inc. PROJECT NAME: -The Bluffs.at Lake. - 'v-. `-';,::: .M ..,�.�•.v+'. .,�.;_:; ‘.;',I y -r�, .,t,, _ .Washington' _� � _::,i,� ,,a::� J4 �r,.n� :;:Y ;�?t_;,<<-,: : �.i,71' DESCRIPTION OF PROPOSAL:- •' ` "The Bluffs. development proposes to construct 174 residential units in 26 buildings, a recreation center, and parking for 305 vehicles. Approximately 12.5 acres of the 22.3 acre site would be developed,with buildings, parking,'utilities, trails and landscaped open space. 9.7 acres (44% of the site) would be in natural open space: Access is provided via a driveway off Lake Washington Blvd. and a second access through.the Lake Marina Apartments. .. A Draft Environmental Impact Statement (DEIS) was prepared and issued by the City of Renton on May 15, 1990. A Final Environmental Impact Statement (FEIS) was issued on February 6, 1991. The addendum adds information and analysis on revisions to the proposal. It is'determined that the revised project and addendum does not substantially ----:•'change the'-analysis-of-significant impacts and alternatives.in the existing-environmentalldocuments - -. LOCATION OF-PROPOSAL:: =- : Lake Washington.Blvd..N...between=.NE 14th Street and NE_22nd:Street. =---- := • LEAD AGENCY: - City of Renton ; ' - - .: ^r Department of Planning/Building/Public Works., • Development Planning Section ' '• DATE OF DECISION: November;3;.1998• SIGNATURES: ! f.-;=5:.0= .. .;;;-i'I , , :'; r 7 G e i(mre r ian, mi isis r DATE J' De artmeni�oYPlan in /Buildin /Public'Works ' ' . ' '. P 9 9 )' rtQ or DATE Community Services J ,t%-v-7-8 . ee Wheeler, Fire Chief DATE Renton Fire Department / . A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the set/entl floor of City Hall, Renton, Washington, on December0, 1998 at►o:00 AM to consider the Site Plan Modification. BLUFADEN.DOC „ p CITY OF 'RENTON ► _ r� i- 1:, � ••LL Planning/Building/Public Works 1055 South Grady Way -Renton Washington 98055 c ` El 1 8'9 3 - ',o _ 5 * sir ADDRESS SERVICE REQUESTED c'- ` �`'''�'ea 1t 19 98 F C E 0aELD.6sv *Is Tpll - ; ;-;,._' Ida :. - _ 9 Wooden Avenue North ,�.-b - Renton WA 98056 �.o.i t0, f _, _ :,: _- , . 6 ; 4 r. t — G'' �''>,1. do ffr i u;;>>N�. a ADORE-SSE: — Vtid �U � NO �� ; ”" ►L<,wUzo chrSV Z.erS72, 11t1311111:11EiSilli ililillfI11111.1 iI,iii�lllIAil,I;ll�1 . K. .ti>a • . . Urn • NOTICE OF APPLICATION • • DATE: • November 5,1998 • LAND USE NUMBER: LUA-89-044,SA-H APPLICATION NAME: The Bluffs PROJECT DESCRIPTION: Proposal to modify an approved site plan to construct 174 residential units in 26 buildings(35 foot building height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44% of the site) would be retained in natural open space. The site is characterized by steep slopes and views of Lake Washington. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off - N. 20th Street accessing the northwest',sector of the e-proposed•development.. .The original proposal--included an. � - .v -•- emergency access drive through the`northeast portion of the site connecting'tb Meadow Avenue N. This-drive`has been eliminated,=resulting-in an•undisturbed greenbelt between the proposal:and.:adjacent single.family.development to the•• • , ,•; north. • • The original proposal was for 165 units in.six"residential'buildings with building heights up to.50 feet: The proposed =. changes are for 174 residential units'in 26'buildings with maximum heights of 35 feet. This change would result in more - ' dispersed buildings of lesser height and bulk. The developed area of the site would increase from 11.2 acres to 12.5 acres. However;the general boundaries of the site area to be developed remains the same between the proposals. The original proposal provided approximately 100 parking spaces under the buildings,36 In garage buildings,48 carports and 154 uncovered spaces for a total of 338 parking spaces. The revised project proposes 48 spaces in townhouse garages, , 62 spaces in garage and garage carriage unit-buildings,88 carports,and 107-uncovered spaces for a total of,305 parking • spaces. . The proposal was originally applied for as a'rezone and Planned Unit Development (PUD)in May 1989. A Draft and Final Environmental Impact Statement(EIS)was prepared. The Draft EIS was completed In 1990 and a Final EIS was issued in February 1991. The Hearing Examiner approved the site plan and recommended approval of the'rezone in January 1993. The rezone was approved by the City Council in March.1993 and a'development agreement was recorded. The project was given a 5 year timeframe for which the site plan would remain.valid with the possibility of a 2 year extension. Resolution 3042 gave an additional_i•year extension. - The revised site plan is considered a major adjustment to the,previously'approved:site plan•and';therefore requires site plan review which will focus on the proposed changes. Modification of the recorded development agreement:will require approval of the City Council. An addendum to the previous Environmental Impact Statement(EIS)was submitted by the applicant and issued by the City on November 2, 1998: The revised proposal will be required to comply With the mitigation measures of the original EIS,site plan conditions'imposed on the original application, and conditions of the • recorded development agreement. ' PROJECT LOCATION: Lake Washington Blvd.N,between NE 14th and NE 22nd Street. PERMIT APPLICATION DATE: October 26,1998 NOTICE OF COMPLETE APPLICATION: November 5,1998 • PERMITS/REVIEW REQUESTED: Site Plan Modification,Building Permits,Development Agreement ' Modification ' ' REQUESTED STUDIES: Traffic Study,Wetland Study,Drainage Study,Geotechnical Report • LOCATION WHERE APPLICATION - • MAY BE REVIEWED: Planning/Building/Public Works Division,Development Services Department,1055 South Grady Way,Renton,WA'98055 • • PUBLIC.HEARING: The date of Tuesday,December 8, 1998,'at 10:00 a.m.,'has been set ' ' ' ' • • for a public',hearing''to;review the, above-referenced matter. ' The • • ` • - "' ' hearing;before'Mr; Fred'Kaufman,_Renton`Hearing•'Examiner; will be held in the E'Couricil''Cliambera on the 7th''ffoor'of City'Hall,`Renton, ' n✓...::_a'. .5 ..+. .,�} '� 'rn • l3i Js r'3: . � i:F.,72 ..15i `Id., f:,i'`i_ :�i.L4,�1 i�, � .::'; Z., Lid•ilob::lv:.ir i l .;` apt•; .:S.nl tn. ..°: ' .::r•er� :).. i;i: ,.:i.? .• ,.•t� .:r i,(: u_. !U ,';.•3 ;3. !< 11` �•? _. ,.. ti, .: {' k,:. . :.,:.. !%'- is • • GENMALOT.DOC ' . . . \ • • • - • Comments on the above application must be submitted in writing to Peter Rosen, Project Manager, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on November-20, 1998. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact Peter Rosen at(425)430-7219. Anyone who submits written comments will automatically become a party of record and . will be notified of any decision on this project. CONTACT PERSON: Peter Rosen - I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION . _ \ , ,, �\ t _ -e ICI ^:".� gs^a• ;•�"[�v�1t- .(-:1d7! : i ' \ t.-'' :_t ''''''i 0 4 ' *I VT_.,. .riati: \ ` ' -w iillorl ,._oI....f -_ .r 1"Mbl.:!" I n �� 1r - • 1 .. 1 .0 •1 s \Ta,1.' ..--. �l 'at.:. ` 1i." i 11 i. T G YTw\S • Ip ::i I.'• ,ib:1Q01•4'^J�. t i ' Vet'AN i -1g I a-. ••• ..:..- -„,"-_:ie i., , , li �,-,1\� ryfQ 2r, G_ :�• �.i..e •+tie -R. ! i./ /=;:., / 11,1 1.;Zi,771,1714 071-1..,14, I yy • �y'AT S 4.... ••`••fit. .ii 8: e �: -•• _t,: 3; . a .l 9 �, A '6 r.. aaU. A .i•J• . it .4 11 °' ram 1 D 1] 11=. }61ty '�: �, 1. .•,--pP[."..<2 - • , . ' r r. •' :,....•[� '.I.....,9 i '7.t'...P - I wN,•'L_S a j ,.7•' \• •1. 1 .11�_• t �e i'b"'--� • �•bCt+tpi "o� 1 O• / '9 1 °A ''./l'• a m li \\ 1 P''P\.• J, •G\ �•�• j`.r ,111 alb,,. '. 1, �..• 1 �.,`\; G.,` ' OO- — '. , :tea 1 JpILN T FOR L[NSTp •SUBJECT TO�I�I PAd.CEP!,fENEW•• -�� � ���-- •_ - a l e F.i , 1�ii ri„ 4P ° 0 N t$i 1 1 I g 4114s .Ok.^�9 „11 § i,� II. F t CITY OF'RENTON ADDENDUM TO ENVIRONMENTAL IMPACT STATEMENT APPLICATION NO(S): R-044-89, SA, ECF APPLICANT: Legacy Partners•Residential, Inc. - PROJECT NAME: _: . ;, z�,- ._ The Bluffs at-Lake-Washington .Cf_..-:,.3-z::Y,7•!<:r,-2-. •. - .. - .. _ ter; •r 4.,.,.,.... ate..: DESCRIPTION OF PROPOSAL:`'''••••: -"'The Bluffs 'development proposes to construct 174 residential units in 26 buildings; a recreation center, and parking for 305.vehicles. Approximately 12.5 acres of the 22.3 acre site would be developed with buildings, parking, utilities, trails and landscaped open space. 9.7 acres (44% of the site) would be in natural open space. Access is provided via a driveway off Lake Washington Blvd. and .a second access through the Lake Marina Apartments. A Draft Environmental Impact Statement (DEIS) was prepared and issued by'the City of Renton on May 15,,1990. A - Final Environmental Impact Statement (FEIS) was issued on February 6, 1991. The addendum adds information and analysis on revisions to the proposal. It is determined that the revised project and addendum does not substantially change the analysis of significant impacts and alternatives in the existing environmental documents. LOCATION OF PROPOSAL: Lake Washington Blvd. N. between NE 14th Street and NE 22nd Street. LEAD AGENCY: City of Renton Department of Planning/Building/Public Works • Development Planning Section . • DATE OF DECISION: November 3,.1998. • - • SIGNATURES: • - '' --•:�-' Sin1 ' ::L,`r!' -f• z - - - '�1 is ? - • G e gfmr� r ian, mirils Ago r • DATEh� De artmeni�oYPlan in /Buildin /Public Works • •. • P 9 9 . .)LtIQ Shepherd, dxhinistrator DATE Li Community Services (--- -Nee heeler, Fire Ch f / DATE Renton Fire Department •A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seven* floor of City Hall, Renton, Washington, on December, 1998. at ro:00 AM to consider the Site Plan Modification. •. - -. - BLUFADEN.DOC r - Helen.Shookpares o' Reco Warren Vaupel ...Cyrus McNeely ; 3810 Park Avenue North 140$North 24th Est PO Box 755 Renton,WA 98056 - Renton,WA 98056 Renton,WA 98057 Richard Wagner Joan Jensen Darryl Ingelmund 2411 Garden Court North 2721 Meadow Avenue North 3602 Lake Washington Blvd North Renton,WA 98056 Renton,WA 98056 Renton;WA 98056 Michael Hannis C' S Joanne Stewart Hannis and Olsen 17 es Avenue NE 3233 Mtn. Avenue North 3900 East Valley Hwy,Suite 203 nton, A 98056 Renton,WA 98056 Renton,WA 98056 David Sager George Spencer Jane Tobin 1025 North 28th Place 1809 Jones Avenue NE 7662 South 135th Renton,WA 98056 Renton,WA 98056 Seattle,WA 98178 Stuart Dooley Danyisieat&Ad CAM CA%ai Sv M*t Bill Heath 2003 N.E. 16th 1733 Jones.Avenue NE 308 Stevens Avenue SW Renton,WA 98056 Renton,WA 98056 Renton,WA 98055 Jack Leach Chan Betts Mary Jo Graves 622 South 320th 1014 North 30th 905 North 28th Place Federal Way,WA 98003 Renton,WA 98056 Renton,WA 98056 i Chalmar Bolen . Graham Bell Shirly Milliren 2712 Meadow Avenue North 807 North 33rd 1020 North 28th Plae Renton,WA 98056 Renton,WA 98055 Renton,WA 98056 Edward Scheirer Ralph Evans Linda Babcock 3312 Lake Washington Blvd North 3306 NE l lth Place 2801 Mountain View Avenue North Renton,WA 98056 Renton,WA 98056 Renton,WA.98056 Kim Browne Fritz Brendemihl James Martindale 1003 North 28th Place 2116 High Avenue NE 9712-237th Place SW Renton,WA 98056 Renton,WA 98056 .' Edmonds,WA 98020 Thomas Cooke Mosley and Hazel Kirkman Matsuoka Tom 12630-84th Avenue South Pauline Kirkman 5150 South Orcas St Seattle,WA 98178 1002 North 35th 'Seattle,WA 98118 Renton,WA 98056 Joyce Segur 1100 North 36th Street Renton,WA 98056 .r ' e LINCOLN PROPERTY COMPAIV 1756 114TH AVENUE S.E., SUITE • BELLEVUE, WA 98004-6931 (425) 455-4813 (425)451-8469 FACSIMILE LINCOLN IROPERI JOSEPH D.STROBELE COMPANYDEVELOPMENT MANAGER Clayton O'Brien-Smith . • 206-689-8923 Direct • G G L 0,P.L.L.C. Architecture and Interior Design �..�: _air:•; 1191 Second Avenue �I o 'Suite 1650 T Seattle,Washington 98101 -2966 206-467-5828 Phone 206-467-0627 Fax I.. ,1 cobriensmith@gglo.com www.gglo.com • 5 DOCUMENTS FOR RECORDING KING COUNTY RECORDS &ELECTIONS DIVISION TO: CITY CLERK'S OFFICE DATE: FROM: cja _ L7 S L:vI� 1.�j t o Ace��.o. ?ti C¢ 3 ame. ion,an extens on BILLING ACCOUNT NUMBER: MO G)7 , 6-Ye) . a O ao. 49• QO U o i q, oaf .•,.. .�acx.loaQc.x�oc.aac. paoc): IS REAL ESTATE EXCISE TAX FORM REQUIRED? No ❑ Yes ❑ (Attach form) (Account will be charged S2.W filing fee) • INDEXING NOTES: • SPECIAL RECORDING INSTRUCTIONS: DATE ACQUIRED: GRANTOR: PURPOSE: COMMON DESCRIPTION: ADDRESS: P.I.D. S-T-R: CROSS STREETS: CURRENT USE: MANAGINN DEPARTMENT: DEPT.FILE#. g),4 RECORDING# • Rev Date 7/97 TS/REC_DOC.DOT/bh ,: I< , PROPERTY.USE AND DEVELOPMENT AGREEMENT THIS INSTRUMENT is executed this date in favor of the City of Renton, a municipal corporation(the"City"), by the undersigned property owners (the"Owners") of the within described property. WITNES SETH: • WHEREAS, the Owners are the owners of the property legally described on Exhibit A attached hereto and incorporated herein by this reference (the"Property"); and WHEREAS,the Owners obtained approval in 1993 for a rezone of the Property and Site Plan Approval for the development, subject to a Property Use and Development'Agreement recorded at auditor's file no. 9304130971, records of King County, Washington (the"Development Agreement"). • WHEREAS,the Owners' representative has filed a request under File No. R;SA 044 89 to modify the Site Plan Approval and amend the Development Agreement for ' the Property; and WHEREAS, the Development Services Division has granted approval of the minor site plan modification and recommended approval of the amendment of the Development Agreement; and • - WHEREAS, the City Council has found that the proposed minor site plan • modification and amendment to the Development Agreement complies with the goals 1 and policies of the Comprehensive Plan, is in the public interest, and will not impair the . public health, safety and welfare; NOW, THEREFORE, the Owners hereby covenant, bargain and agree on behalf of themselves and their successors and assigns that they will comply with the following conditions if the minor site plan modification and amendment to the Development Agreement for the Property is approved. Section 1. Development of the Property,shall be accomplished in accordance with the following conditions: A. Development of the Property shall be in accordance with the site • • plan approved by the Hearing Examiner's Decision and Recommendation dated January 12, 1993 ("Hearing Examiner's Decision"), as modified by the minor site plan •. • modification approved by the Development Services Division dated December 16, 1998 (the"Minor Modification"). Minor modifications to the site plan that are not major adjustments may be permitted subject to the approval of the Development Services • Division. B. The Owners shall execute covenants running with the land that establish the maximum overall project density of no more than 8.1.dwelling units per acre (maximum 180 units); and that establish the overall project height at 50 feet as shown in the approved site plan and exhibits to the Hearing Examiner's Decision. C. The Owners shall comply with all mitigation measures established by the Environmental Review Committee Mitigation Document published 2 • on October 9, 1992. In addition, for the additional 15 units incorporated in the project pursuant to the Minor Modification, the Owners agree to pay mitigation fees in the following amounts: FEE RATE TOTAL Fire $388.00 per unit $ 5,820.00 Traffic $ 75.00 per trip $ 7,278.75 Parks $354.51_per unit $ 5,317.65 TOTAL $18,416.40 D. The Owners shall comply with the site plan approval conditions imposed by the Hearing Examiner in his January 12, 1993, and February 5, 1993 Decisions, as amended by the conditions set forth in the minor site plan modification approval from the Development Services Division dated December 16, 1998. Section 2. This Agreement may be amended or modified by agreement between the Owners and the City; provided, such amended agreement shall be approved by the legislative authority of the City by ordinance. Section 3. It is further expressly agreed that in the event any covenant or condition or restriction contained herein or any portion thereof is invalid or void, such invalidity or voidness shall in no way affect any other covenant, condition or restriction contained herein. Section 4. This Agreement and the approved site plan shall be valid through March 10, 2000. In the event the Owners fail to submit a building permit application 3 for any phase of the project within said time period ,the zoning of the Property shall revert to the zoning classifications that most closely reflects the land use designations for the Property as depicted on the City's then current Land Use map for the Comprehensive Plan. Section 5. This Agreement may be executed in any number of counterparts, each one of which shall be deemed an original. DATED this a54h day of A/C A , 1999. OWNERS: it:J. der/L.._ Thomas H. Cooke 777 (ate Glennis M. Cooke Pauline H. Kirkman C?ntzA 4d �1 Margaret Iazel 0 Frances W. Mosley Kulle 4 • - , Nancy J. Lo 0 ) Joyce L. Segur 4ttA ) 74a J mes S. Martindale 44/4: Ad/ . Debra H4rold 6 V\1\5i‘__ MarilynLeask Toru Matsuoka Shizu Matsuoka CITY: 5 yOFeLL--;-".....of - RENTON,WASHINGTON By: Jesse Cy. Its: MAYOR APPROVED AS TO FORM: OFFICE OF THE CITY ATTORNEY af7/14-7,"1:2.4.- 1 Larry Warren City Attorney a 6 • STATE OF 1A/b-0.(i ikg, ) ) .ss. COUNTY OF J,6,0 ''. ) I certify that I know or have satisfactory evidence that Thomas H. Cooke is the person who appeared before me, and said person acknowledged that said person signed this instrument and acknowledged it to be said person's free and voluntary act for the uses and purposes mentioned in the instrument. • Dated this I/ ay of Mike 1,- , 1999. ALAN BATEMAN AletL -'4' .'; ; G,� (print or type name) • NOTARY PUBLIC in and for the State of Washington, residing at /} -tb. (Y.,,.41 ------ My Commission expires: q-!I-o- [Seal or Stamp] • STATE OF ttl4'5 h/44 ) ) ss. COUNTY OF bll,//G ) I certify that I know or have satisfactory evidence that Glennis M. Cooke is the - person who appeared before me, and said person acknowledged that said person signed this instrument and acknowledged it to be said person's free and voluntary act for the 'uses and purposes mentioned in the instrument. Dated this // day of 1999. ALAN BATEMAN NOTARY -13ateihga-, STATE _ ' ':,i (print or type name) COU.; °::; a.:: • NOTARY PUBLIC in and for the State of A Washington, residing at fin My Commission expires: -I R-0 [Seal or Stamp] 7 • STATE OF lA f y.)-41 c c,.c 42.4 ) ss. COUNTY OF l C 1,jA 9 ) I certify that I know or have satisfactory evidence that Pauline H. Kirkman is the person who appeared before me, and said person acknowledged that said person signed this instrument and acknowledged it to be said person's free and voluntary act for the uses and purposes mentioned in the instrument. Dated this !/ 6day of frywa.. , 1999. A- ALAN BATEMANa v. ! �2nna.Y. NO °J'-�'� NOTARY ri _, I Ci (print or type name) NOTARY PUBLIC in and for the State of • 8TC {� ' ' Washington, residing at !fir(-ti, 1 61 AP ;; ; , ��: ? My Commission expires: q -1 A-oz- [Seal or Stamp] • • STATE OF W / 4u-) • ) ss. COUNTY OF /,G y ) I certify that I know or have satisfactory evidence that Margaret Hazel is the person who appeared before me, and said person acknowledged that said person signed this instrument and acknowledged it to be said person's free and voluntary act for the uses and purposes mentioned.in the instrument. Dated this / A day of /0111/ai--- , 1999. ALAN BATEMAN NOTARY PUDIC • NO,,,. F9±-ervra STATE OF,,;;, � r (print or type name) NOTARY PUBLIC in and for the State of APR'►_13,2332 . Washington, residing at 0-t-11(1 7 ...a My Commission expires: Li-IA-02 [Seal or Stamp] 8 • • • STATE OF•ut.h.).0/444.*4-) ) ss. COUNTY OF 144 ) I certify that I know or have satisfactory evidence that Frances W. Mosley Kulle is the person who appeared before me, and said person acknowledged that said person signed this instrument and acknowledged it to be said person's free and voluntary act for the uses and purposes mentioned in the instrument. Dated this /h day of)lJUk' , 1999. asia,„ • ALAN BATEMAN laiv. fOyvt NOTARY PUBLIC (print or type name) STATE OF ;':1-T.'GT :1 NOTARY PUBLIC in and for the State f COtaPlS r�3L L I c A � �2 Washington' residing,at j,Ec-r g AP RI , My Commission expires: (l a 4-oz_ [Seal or Stamp] STATE OF uhl411 Ii41j, ) ss- COUNTY OF ) I certify that I know or have satisfactory evidence that Nancy J. Lotto is the person who appeared before me, and said person acknowledged that said person signed . this instrument and acknowledged it to be said person's free and voluntary act for the uses and purposes mentioned in the instrument. Dated this fill-day , 1999. ALAN BATEMAN NOTARY PUBLIC �� I�,,.. -I��a�-em�,�„ (print or type name) STATE OF s`.'r, I'! •''2 M'1 NOTARY PUBLIC in and for the State f COm�.,� �; Washington, residing at l^ ttk My Commission expires: N-1 R-vim [Seal or Stamp] 9 STATE OF W lt`l4Ij � � ) ss. L COUNTY OF 'L 66/41 ) l I certify that I know or have satisfactory evidence that Joyce L. Segur is the person who appeared before me, and said person acknowledged that said person signed this instrument and acknowledged it to be said person's free and voluntary act for the uses and purposes mentioned in the instrument. Dated this // day of r/0 , 1999. .0540t,,„_ ALAN BATEMAN A-/A,'' Ijg, onQ n NOTARY PU pjJO (print or type name) STATE OF I, 4,!, ,_, NOTARY PUBLIC in and for.the State of COMM 3si0;v ►_: ; Washington, residing at ke,r APFUL 13, 2002 My Commission expires: 1+-(1--07.. [Seal or Stamp] STATE OF ) 1 /, ) ss. COUNTY OF tbi ) I certify that I know or have satisfactory evidence that James S. Martindale is the person who appeared before me, and said person acknowledged that said person signed this instrument and acknowledged it to be said person's free and voluntary act • for the uses and purposes mentioned in the instrument. Dated this 6 lday of /441,1/ ---,-1999. ALAN BATEMAN A46 in NOTARY PUBLIC (print or type name) STATE OF NOTARY PUBLIC in and for the State of CO,Yi i-111 ;,� APr,iL i3, 2^07) Washington, residing at &NA Re My Commission expires: 14--I 1-OZ [Seal or Stamp] 10 STATE OF 1il,�-5lL ) ss. COUNTY OF `,/,e/ ) I certify that'I know or have satisfactory evidence that Debra Harold is the . person who appeared before me, and said person acknowledged that said person signed this instrument and acknowledged it to be said person's free and voluntary act for the uses and purposes mentioned in the instrument. Dated this 6 day of f}7 i/�ri, 1999. a.16AA. ALAN, BATEMAN NOTARY PUBLIC 410,A -Fake e\ STATE OF Wr SI !'!W i (print or type name) COMMISSION E: HRES NOTARY PUBLIC in and for the State of APRIL 19, 2002 Washington, residing at Akr'f'I+��2h.d My Commission expires: k-Iq-64 [Seal or Stamp] • STATE OF /0044 Get ) ) ss. COUNTY OF /4kat ) I certify that I know or have satisfactory evidence that Marilyn K. Leask is the person who appeared before me, and.said person acknowledged that said person signed this instrument and acknowledged it to be said person's free and voluntary act for the uses and purposes mentioned in the instrument. Dated this .4 6—day of 44,,,rY , 1999. ALAN BATEMAN 4 NOTARY PUBLIC (print or type name). STATE OF VJ'A81--: `!'I N NOTARY PUBLIC in and for the State of COMMiSS ON Washington, residing 19, 2002 g at Ab \ 1oJ --- My Commission expires: t'\-ici-O? [Seal or Stamp] 11 STATE OF I/1/ IL106a. Lt,) ) ss. COUNTY OF kl1,GLf ) I certify that I know or have satisfactory evidence that Tom Matsuoka is the person who appeared before me, and said person acknowledged that said person signed this instrument and acknowledged it to be said person's free and voluntary act`for the uses and purposes mentioned in the instrument. Dated this /6 " day of M124, 1999: Ojet,c, c64/tv\.6. • ALAN BATEMAN NOTARY PUBLIC STATE OF WASJ Ii 1a T OBI (print or type name) COMMISSION EX:�NRES NOTARY PUBLIC in and for the State of APRIL 19,2002 Washington, residing at ‘ My Commission expires: zI-/q,-D -- [Seal or Stamp] STATE OF /af$/tGil/i ) ) ss. COUNTY OF 146444 ) I certify that I know or have satisfactory evidence that Shizu Matsuoka is the person who appeared before me, and said person acknowledged that said person signed this instrument and acknowledged it to be said person's free and voluntary act for the uses and purposes mentioned in the instrument. Dated this ID 6day of 1j,, 1999. ALAN BATEIAN r -/ai- 7 P.w\q,,- • NOTARY PUBLIC (print or type name) STATE OF VASE! T nN NOTARY PUBLIC in and for the,Stateiof _ COMMISSION EXPIRES Washington, residing at i4 iSev' APRIL 19,2002 My Commission expires: H-I -0 Z- [Seal or Stamp] 12 • STATE OF. ) ) ss. COUNTY OF ) I certify that I know or have satisfactory evidence that .1-61 1€T ivi 2- is the person who appeared before me, and said person acknowledged that said person signed this instrument, on oath stated that said person was authorized to execute the instrument and acknowledged it as the R6•909.ievo f CITY OF RENTON, WASHNGTON, to be the free and voluntary act of such corporation for the uses and purposes mentioned in the instrument. Dated this ,day of 44 I4?2.Ck, 199 '))144111P.1 .4 �0 Et �•• • , s, 5 ONE tr•••ice NG iv/ ze,/ p V ./ : r erele%iN �';'$�' '� (print or type name) NOTARY 01 S. NOTARY PUBLIC in and for the State of A/ = cry : PU UC o 2: Washington, residing at•i2P. 1 �1: °�•4% My Commission expires: /0 —r- ' ,Fp�' WASN �.•' [Seal or Sta ftp, ,,,,,,.••• • 13 • l • DODDS ENGINEERS, INC. BELLEVUE WA 98007 DEI Project No: 97169 8/31/98 Exhibit A Consolidated Legal Description for The Bluffs ' Tracts 317 through 323, 334 through 336, 344 through 346, and 348 through 353, C.D. Hilmans Lake Washington Garden of Eden, Division No. 5 according to the plat thereof as recorded in Volume 11 of Plats, page 83, records of King County, Washington; AND that portion of the Pacific Coast Railroad Company's Newcastle Branch right- of-way being a strip of land 200 feet wide bounded on the north by the westerly production of the north line of said tract 334 and on the south by the westerly production of the south line of said tract 317; AND that portion of Third Avenue (AKA NE 20th Street and SE 104th Street) lying within said railroad right-of-way; EXCEPTING THEREFROM, any portion of the above described property lying easterly of the westerly margin of Primary State Highway No. 1 (SR 405) and westerly of the easterly margin of Lake Washington Blvd. North; TOGETHER WITH those portions of vacated Lake View Boulevard and SE 110th Street (Morgan Avenue) which attach thereto by operation of law. 97169, 3/30/99,page 1 January 25, 1999 Renton City Council Minutes Page 30 Residents can fill out a special Emergency Medical Information,Sheet in advance,place it on the inside of the cupboard door located closest to their refrigerator,and place a red sticker dot on the outside of the door so firefighters know where the form is located. AUDIENCE COMMENT Kim Browne, 1003 N.28th Pl.,Renton,98056, spoke regarding a request by Citizen Comment: Browne— the developer of"The Bluffs"project for a time extension of its site plan "The Bluffs"Development, approval. She feared that a significant amount of mitigation fees could be lost Time Extension&Mitigation if the City does not condition any extension on the imposition of mitigation Fees fees at current(rather than 1993)levels for all of the units to be built. She asked that the City also require that the developer implement the plan currently on the table and allow no major modifications. MOVED BY KEOLKER-WHEELER, SECONDED BY EDWARDS, COUNCIL SUSPEND THE RULES AND ADVANCE TO THE PLANNING &DEVELOPMENT COMMITTEE REPORT ON THIS SUBJECT. CARRIED. Planning&Development Planning&Development Committee Chair Keolker-Wheeler presented a report Committee recommending concurrence in the staff recommendation to approve the Development Services: "The alterations to the Development Agreement for the residential development Bluffs"Development,Time project known as"The Bluffs." The alterations shall reflect the changes as Extension&Mitigation Fees submitted by the applicant, Legacy Partners;however,the Committee recommended a one-year extension to the approved site plan instead of a two- p\., r year extension as requested by the applicant. The applicant has offered to pay the current Park,Traffic and Fire mitigation fees for the additional 15 units,and the Committee recommended modifying the Development Agreement to reflect these additional units. The Committee further recommended that the full Council authorize the Mayor and City Clerk to enter into an amended Development Agreement with the applicant,Legacy Partners. MOVED BY KEOLKER-WHEELER, SECONDED BY SCHLITZER, COUNCIL CONCUR IN THE COMMITTEE REPORT.* Councilmember Keolker-Wheeler stated that the correct mitigation fees referred to by Mrs.Browne are as follows: Parks.Mitigation Fee, 1999 - $354.51/unit, 1993 -$180.00/unit;Fire Mitigation Fee, 1999- $388/unit, 1993 - $388/unit; and Traffic Mitigation Fee, 1999- $75/trip, 1993 -none assessed. Mrs.Keolker-Wheeler added that in exchange for the additional 15 housing units to be built on the northwest:section of the property,the developer will voluntarily update the mitigation fees for the additional units to 1999 levels as well as dedicate a native growth protection easement in a sensitive area. *MOTION CARRIED. Citizen Comment: Mandl— Marleen Mandl, 1408 N. 26th St.,Renton, 98056, calculated that the park Kennydale Open Space mitigation fees to be collected from three pending developments in the Request Kennydale area(namely,Labrador Ventures,Tamaron Pointe and The Bluffs) will total$121,000. She felt that since these projects will take away a great deal of green space from this community,the City should use the park fees collected to preserve some open space for nearby,affected residents. Councilman Clawson explained that the City uses much of its park mitigation fees for active recreation facilities such as sportsfields,which are heavily used by many residents throughout the City regardless of their location. Ms. Mandl clarified that she was not asking for a full-blown park but rather January 25, 1999 Renton City Council Minutes Page 31 something on a smaller scale such as a trail that residents could use to hike to and from Gene Coulon Park. Responding to Council inquiry, City Attorney Lawrence J.Warren said that the Endangered Species Act will likely prohibit the establishment of a public trail near Kennydale Creek,particularly given the steepness of the ravine. MOVED BY CORMAN, SECONDED BY KEOLKER-WHEELER, COUNCIL EXTEND THE TIME LIMIT FOR AUDIENCE COMMENT BEYOND 30 MINUTES. CARRIED. Citizen Comment: Kirkman— Pauline H. Kirkman, 1002 N. 35th St.,Renton, 98056, supported the time • "The Bluffs"Development, period extension requested for The Bluffs development, explaining that her Time Extension family owns a portion of this property. Ms.Kirkman added that she and the other property owners have held this area as a greenbelt for a long time,but they cannot afford to do so forevermore. Citizen Comment: Orme— Ray Orme,229 SW 41st St.,Renton, 98055,opposed the proposal to increase Gambling Tax Rates the City's tax on card room revenues from 10%to 20%. Explaining that his business,American Hospitality Communications, supplies communication systems for many casinos,he pointed out that the City derives other,non-casino revenues that are nevertheless tied to gambling uses. Citizen Comment: Steiner— Fred Steiner, 1111 S. 3rd St.,Renton, 98055,owner of Diamond Lil's and Gambling Tax Rates Freddie's, said that a 20%tax on card room gross proceeds would put him out of business as any downturn in the economy would affect his revenues. Adding that he employs about 400 workers,he warned that he would first be forced to terminate their health insurance coverage,which he currently provides for. Mr. Steiner further claimed that crime prevention needs do not justify an increase in this tax since he provides adequate security and surveillance to ensure that nothing illegal occurs at his establishments. Mayor Tanner replied that he would not have proposed this change if other jurisdictions were not also considering it, or if he believed that the industry could not sustain it. Citizen Comment: Browne— Kim Browne, 1003 N. 28th P1.,Renton, 98056,reiterated her request that the Kennydale Open Space City use park mitigation fees to purchase a portion of the Labrador Ventures Request property for preservation as open space. Ms.Browne resubmitted a petition she originally presented in December of last year, signed by 52 Kennydale residents,which requested(in part)that"The northern slopes of Kennydale Creek ravine(be)protected by establishing a native growth protection easement within the area enclosed by lots 8-12." (See page 33 for additional information on this subject) CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. At the request of a Councilmember,item 7.e. was removed for separate consideration. City Clerk: Quarterly Contract City Clerk submitted Quarterly Contract List for October 1 —December 31, List, 10/98-12/98 1998; 50 agreements totaling$2,577,058.93. Information. Court Case: 99-002,Angeles Court Case filed by Angeles Metal Systems v. the City of Renton,et al. Metal Systems v Renton alleging that Central Contracting, a subcontractor on the City Hall remodel project, owes$21,291.63 for materials that were delivered on credit,but never paid for. Refer to City Attorney and Insurance Services. Parks:Maplewood Golf Community Services Department recommended approval of an agreement with Course Scorecards,Western Western Specialty Products,Inc. for free Maplewood Golf Course scorecards in Specialty Products exchange for allowing the company to sell advertising for display on the cards. APPROVED DV CITY COUNCIL Date /-2S- 9J PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT January 25, 1999 ALTERATIONS TO THE DEVELOPMENT AGREEMENT FOR"THE BLUFFS." (Referred January 18, 1999) The Planning and Development Committee recommends concurrence in the staff recommendation to approve the alterations to the Development Agreement for the residential development project known as "The Bluffs." The alterations shall reflect the changes as submitted by the applicant, Legacy Partners,however, the Committee recommends a one year extension to the approved site plan instead of a two year extension as requested by the applicant. The applicant has offered to pay the current Parks, Traffic and Fire Mitigation fees for the additional 15 units and the Committee recommends modifying the Development Agreement to reflect these additional units. The Committee further recommends that the full Council authorize the City Clerk and the Mayor to enter into an amended Development Agreement with the applicant,Legacy Partners. '1)1. •eaZti /dffek.1/1 - Kathy Kelker-Wheeler, Chair /!5c). tirfih Bob Edwards, ice Chair Dan Clawson,Member cc: Gregg Zimmerman Jana Huerter Peter Rosen Revision Date 1/99 CITY OF RENTON Community Services CITY OF RENTON MEMORANDUM JAN 1 91999 RECEIVED CITY OLERK'S OFFICE Date: January 19, 1999 To: Kathy Keolker-Wheeler, Chair Planning And Development Committee From: Leslie Betlach, Parks Direct —��f r • Re: The Bluffs at Lake Washington Thank you for the opportunity to provide input regarding the Bluffs Project along Lake Washington Boulevard. This Memorandum is a follow up to the recent request for consideration of a five (5) acre parcel of undeveloped open space land within the Bluffs Project to be set aside and dedicated as public open space. The Parks Department supports the request to preserve the five acre parcel as open space; however Parks recommends that the parcel be retained as Open Space via a Native Growth Protection Easement. This Easement would preserve the land as natural open space in perpetuity. .The Native Growth Protection Easement would also retain the steep slopes, existing vegetation and habitat, while prohibiting any future improvements and development within the area being designated and relieving the City of maintenance responsibilities and liability issues. Ownership would remain with the developer.. Utilizing the Native Growth Protection Easement as the mechanism to preserve the land as open space is also consistent with the Board of Park Commissioners recent recommendation (January 12, 1999 meeting) to preserve land as open space in the Labrador Project located to the north. (These two projects are not connected to each other). The parcel of land in the Labrador Project was located along Kennydale Creek and contained steep slopes and soils characteristics that contained erosive qualities. The Park Board wanted to preserve the land as open space in perpetuity while relieving the City of • maintenance responsibilities and liability issues. Further the Park Board supported the staff's recommendation that the City retain no ownership or management interest in the land, but would support the developer's proposal to transfer ownership of the Native Growth Protection Easement to a future homeowner's association created as part of the subdivision process. Should you have any questions and/or require additional information, please contact me at x-6619. cc: Jay Covington, Chief Administrative Officer Marilyn Petersen, City Clerk/Cable Manager Gregg Zimmerman, PB/PW Administrator Jim'Hanson, Development Services Director Jana Huerter, Principal Planner Jim Shepherd, Community Services Administrator BLUFFS.DOC 1 —08—'1 998 9:5 7 AM FROM P. 1 v/iLzt- --(iti 7- — /' /iL-L4,� cGz-c� .-G December 8, 1998 HEARING EXAMINER FAX 425.430.6523 RE:The Bluffs LUA-98-162,SA (89-044) I unfortunately will not be able to attend this morning's hearing on the above project.I would appreciate if the following concerns are made part of the record. • Our organization was involved in the earlier version of this project(165 units)and therefore we are familiar with many of the issues involved. 1) I am concerned that the nature of the project has changed from condominiums to apartments.In effect,this project will just be a further extension of the large Marina Landing apartment complex.As lower Kennydale is primarily single family residential, I feel that multifamily projects in the area should be a mixture of apartments and condominiums and not simply apartments. • 2) I am concerned that the"look"of the new project has changed from one that attempted to match many of the design elements of Coulon Park to just another"big box"design.The look and feel of Coulon Park will be forever changed for its thousands of visitors when this hillside is developed.The prior design took this into account and attempted to mitigate the impact to the view from Coulon eastward.The new design appears to have made no effort to mitigate the view impact,,,presumably because the buildings are now shorter.This is not adequate enough change to allow so little effort to match the environment. Than d , Alm•err/ J/ Darrell !gel, and • President North Renton- Kennydale Neighborhood defense fund 3602 Lake Washington Blvd.N. Renton,WA 98056 425.226.7230 l/ - _L • ii]..CQM•MENCINe.)NT.1t(WAIVkgo:mgmminoimmmnmmmmn:i:likmim::mmmmmmmmmm ``Ttfie>ap;>1 cation( isted:.a..e..in .rdet.O...e .0catton:.number.. .ft.V40.d:.€ot..neces$.a .the order..n.which:: ..il :. rner • h.....wi..l.. e..h�.ard......teats.. lt:..be..r�..le.....4t.hear�n :°af:the.d..seret�en:::cf:th.c::�ies.r�r~ >:�xa€�.......................................... PROJECT NAME: Stafford Crest Division 2 • PROJECT NUMBER: LUA-98-117,PP PROJECT DESCRIPTION: Applicant proposes to subdivide a 10.3 acre site into 52 parcels, suitable for detached single family residential homes. The majority of the project site is zoned R-8. A 0.72 acre portion of the site located is zoned R-1. No development is proposed for the area zoned R-1. Access to the plat would be from NE 36th Street in the north, and via an extension of NE 35th Street and NE 33rd Place, on the east within Stafford Crest Division 1. A new public street would be constructed within the plat. Location: South of NE 36th Street and 600 feet west of 112th Place SE. • PROJECT NAME: The Bluffs PROJECT NUMBER: LUA-98-162,SA (89-044) • PROJECT DESCRIPTION: Proposal to modify a previously approved site plan in order to construct 174 residential units in 26 buildings (35 foot building height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44% of the site)would be retained in natural open space. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off N. 20th Street accessing the northwest sector of the proposed development. Location: Lake Washington Boulevard North between NE 4th and NE 22nd Street. • AGNDA.DOC h - • City of Renton PUBLIC Department of Planning/Building/Public Works • HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: December 8, 1998 . Project Name: The Bluffs at Lake Washington Applicant/ Scott Springer Address: Legacy Partners Residential, Inc. 1756 114th Ave. SE, Suite 135 Bellevue, WA 98004 • Owner/ Thomas Cooke James Martindale Matsuoka Toru Address: 12630 84th Ave. S 9712 237th PI. SW 5150 S. Orcas St. Seattle, WA 98178 Edmonds, WA 98020 Seattle, WA 98118 • Mosley, Hazel, Pauline Kirkman Joyce Segur Estate Hazel, 1002 N 35th 1100 N 36th St. Renton, WA 98056 Renton, WA. 98056 File Number: LUA-089-044, SA-H, "B" Project Manager: Peter Rosen Project Description: Proposal to modify a previously approved site plan in order to construct 174 residential units-in 26 buildings (35 foot building height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44% of the site) would be retained in natural open space. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off N. 20th Street accessing the northwest sector of the proposed development. Project Location: Lake Washington Boulevard North between NE 4th and NE 22nd Street. m .i f 1 :"et.\ 1 e� g , -- 1 �1-. • Z %,A fir . $"- 2 mid Id'K7, , , \ -t - ; V o-. 5a a s�x< <� oa::�:.`. , �. - _ j • ''ti oi::e. Ywk 1 F3'; ems1.:::: ,"1 ._:,..7 ... ,,- 'II ,.,1`:1!6-o r%A:.a+mu '! . r .f t gip�.g'��. ;, s - > t A�\' r 8ss usy r. r ( __ _ f/,,� p 1ki City of Renton P/B/PW Department Heliminaty Report to the Hearing Examiner THE BLUFFS AT LAKE WASHINGTON LUA-89-044, SA-H PUBLIC HEARING DATE:DECEMBER 8, 1998 Page 2 of 9 B. GENERAL INFORMATION: 1. Owner of Record: Thomas Cooke; Mosley, Hazel, Pauline Kirkman; James Martindale; Joyce Segur; Matsuoka Toru. 2. Zoning Designation: Residential Multi-Family- Infill (RMI)- existing zoning designation 3. Comprehensive Plan Residential Multi-Family- Infill (RMI)-existing Comprehensive Plan Land Use Designation: designation 4. Existing Site Use: Undeveloped 5. Neighborhood Characteristics: North: Multi-family residential - Marina Landing Apartments, single family residential, Mobile Home Park- Lake Terrace Park. East: Interstate 405. South: Convenience Commercial (CC)zoning, undeveloped, single family residences. West: Lake Washington Boulevard, Gene Coulon Park, Lake Washington. 6. Access: Lake Washington Boulevard, N. 20th Street. 7. Site Area: 22.3 acres 8. Project Data: area comments . Existing Building Area: New Building Area: 263,357 sq. ft. residential buildings Total Building Area: 263,357 sq. ft. residential buildings C. HISTORICAUBACKGROUND: Action Land Use File No. Ordinance No. Date • Annexation 1791 9-8-59 • Annexation 1800 10-13-59 • Annexation 1804 12-8-59 • Application for ECF, R, SA-044-89 5-89 rezone/PUD • Final EIS issued ECF, R, SA-044-89 2-91 • HEX site plan 1-93 approval • Development agreement 3-93 recorded • Comprehensive 4498 6-7-93 Plan • Zoning Code 4404 3-26-95 • Revised site plan application 9/98 HEXRPT.DOC City of Renton P/B/PW Department i'reliminary Report to the Hearing Examiner THE BLUFFS AT LAKE WASHINGTON LUA-89-044, SA-H PUBLIC HEARING DATE:DECEMBER 8, 1998 Page 3 of 9 D. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND Background The Bluffs at Lake Washington was originally proposed in May 1989, with an application for a rezone and for a Planned Unit Development (PUD). A draft Environmental Impact Statement (DEIS) was issued by the City in May 1990 and a final EIS (FEIS) issued in February 1991. The Hearing Examiner approved the site plan in 1993 and the City Council approved a development agreement. The Bluffs is therefore an approved, vested project. The applicant could submit for building permits for the approved site plan. The site plan was approved subject to the development standards, regulations, and mitigation fees that were required at the time of the original project approval. The applicant will be required to pay for only those mitigation fees that were in effect at the time of the initial application. The Fire mitigation fee was the same as the present fee, $388 per unit. The Parks mitigation fee was $108 per unit compared to current fees of$354.51. There was no traffic mitigation fee required in this area of the City at the time of the initial application. The applicant, Legacy Partners Residential, Inc. (formerly known as Lincoln Property Company), proposes to modify the previously approved site plan. The Site Plan Review Ordinance (Section 4-31-33) distinguishes between major and minor modifications or adjustments to an approved site plan. A major adjustment involves a "substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent (10%) change in area or scale." After review of proposed revisions to the site plan, the Zoning Administrator determined on October 8, 1998 that the changes constitute a major modification or adjustment. The code requires major modifications to be reviewed by the decision-making body which approved the original site plan, the Hearing Examiner in the case of the subject proposal. The City's Environmental Review Committee (ERC) evaluated the proposed site plan revisions and issued an Addendum to the EIS on November 3, 1998. Pursuant to WAC 197- 11-600 (4) (c), an addendum is appropriate where it "adds analyses or information about a proposal but does not substantially change the analysis of significant impacts and alternatives in the existing environmental document." The applicant submitted a SEPA Compliance Document which outlines the changes in the project, organized by the SEPA elements of the environment. The applicant has also submitted updated technical reports on traffic, drainage, and a geotechnical study on the revised plans. The applicant will be required to comply with the SEPA mitigation measures as listed in the Mitigation Document, issued October 1992. The Bluffs was originally proposed in May 1989 as an application for a rezone from R-1 to R- 2 (low to medium density) and for a Planned Unit Development (PUD). The project application changed in 1992 to a Contract Rezone and Site Plan Approval and an Addendum to the FEIS was issued. The Hearing Examiner approved the site plan and recommended approval of the rezone in January 1993. The rezone was approved by the City Council in March 1993 and a development agreement was recorded. In the development agreement the project was given a 5 year timeframe for which the site plan would remain valid with the possibility of a 2 year extension. Resolution 3042 gave an additional 1 year extension. Proposed Revisions The original proposal was for 165 residential units in six buildings with building heights up to 50 feet. The proposed changes are for 174 residential units in 26 buildings with maximum heights of 35 feet. This change would result in more dispersed buildings of lesser height and bulk. The initial proposal included four story buildings over two levels of structured parking. The revised proposal is for three story buildings, three story buildings with basements, three HEXRPT.DOC City of Renton P/B/PW Department - Preliminary Report to the Hearing Examiner THE BLUFFS AT LAKE WASHINGTON LUA-89-044,SA-H PUBLIC HEARING DATE:DECEMBER 8, 1998 Page 4 of 9 ' story townhouses with internal parking, and two story carriage houses. The overall building floor area would increase from 214,500 square feet to 263,357 square feet. The lot coverage, including building footprints and paving, increases approximately 22% under the revised proposal from 214,650 square feet (21.8% of the site area) to 262,420 square feet (27% of the site area). The overall developed area of the site would increase from 11.2 acres to 12.5 acres. However, the general area of the site that would be developed remains consistent between the proposals. The natural open space area decreases with the revised site plan from 11.4 acres to 9.7 acres, a 9% decrease. The locations of grading on the site plan has changed significantly; however, the overall amount of grading is similar between the proposals. Additional grading is now proposed within the I- 405 right-of-way and in the lower terrace area. The revised plan eliminates an emergency access drive through the north part of the site which eliminates all grading disturbance to steep slopes in this area of the site. One of the significant changes between the proposals involves road access. The original proposal included an emergency access drive through the northeast portion of the site connecting to Meadow Avenue N. This drive has been eliminated, resulting in an undisturbed greenbelt between the proposal and adjacent single family development to the north. The secondary emergency access has been completely relocated to a 20 foot wide access way parallel to the main egress road. This emergency access road would also be used as a pedestrian access when not in use for emergencies. The primary entrance drive (26 feet wide) off Lake Washington N. is in a similar location and the drive follows a similar route under both proposals. The location and type of parking has changed between the proposals. The original site plan provided approximately 136 shared garage parking spaces, 48 carports and 154 uncovered spaces for a total of 338 parking spaces. The revised project proposes 48 tandem spaces in townhouse garages, 62 spaces in private garages and garage carriage unit buildings, 103 carports, and 92 uncovered surface parking spaces for a total of 305 parking spaces. The applicant has provided a comparative analysis of the original and revised site plans in a table, which is included at the back of this report. The revised proposal will be required to comply with the mitigation measures of the original EIS (as listed in the Mitigation Document), the site plan conditions imposed on the original application, and conditions of the recorded development agreement. The applicant is proposing modifications to the development agreement, which will require the approval of the City Council. The applicant is requesting the following modifications: 1) change the maximum overall project density from 7.3 to 7.9 dwelling units per acre, 2) delete a requirement that the project developed as a condominium complex, 3) extend the validity of the approved site plan. 2. ENVIRONMENTAL REVIEW Pursuant to WAC 197-11-600 (4) (c), the City's Environmental Review Committee (ERC) issued an Addendum to the EIS on November 3, 1998. The applicant submitted a SEPA Compliance Document which outlines the changes in the projects and discusses how the changes do not substantially change the impacts or alternatives discussed in the previous environmental documents. 3. COMPLIANCE WITH ERC MITIGATION MEASURES The applicant will be required to comply with the SEPA mitigation measures as listed in the Mitigation Document, issued October 1992. HEXRPT.DOC City of Renton P/B/PW Department preliminary Report to the Heating Examiner THE BLUFFS AT LAKE WASHINGTON LUA-89-044,SA-H PUBLIC HEARING DATE:DECEMBER 8, 1998 Page 5 of 9 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH SITE PLAN APPROVAL CRITERIA Section 4-31-33.F. Major Adjustments; Major adjustments to an approved site plan require an amended application pursuant to Sections 4-31-33C through G of this Section. The review and approval shall rest with the approval body which approved the original site plan. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent(10%) change in area or scale. The code requires major adjustments/modifications to be reviewed according to Sections C through G of the site plan review ordinance. The sections include C. Site Plan Review Procedures, D. Site Plan Review Criteria, E. Authority for Approval and Modification, F. Major Adjustments, G. Contents of Application. The following analysis will focus primarily on proposed modifications to the approved site plan and how these changes comply with site plan criteria. The previous decision to approve the site plan is not at issue for discussion. (5A) GENERAL CRITERIA: (1) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES The original site plan/rezone proposal was found to be consistent with the Comprehensive Plan policies in effect at the time. The staff report on the rezone/site plan included a thorough analysis of consistency of the rezone proposal to the Comprehensive plan. The Hearing Examiner also recommended City Council approval of the rezone, finding consistency with Comprehensive Plan goals and policies. The Hearing Examiner decision found the site plan proposal complied with the residential and open space goals of the Comprehensive Plan. The proposed revisions to the site plan remain consistent with the findings of the previous analysis. In general, the proposal continues to comply with Comprehensive Plan policies in that it maintains the approved residential uses in essentially the same area of the site as previously approved. The density continues to be concentrated away from the steep slope areas. Substantial open space areas remain, particularly in the northern portion of the site where the clearing and grading for the emergency road access has been deleted. As such, the revised proposal remains consistent with the previous analysis which found the proposed development complying with Comprehensive Plan policies. (2) CONFORMANCE WITH EXISTING LAND USE REGULATIONS The original site plan/rezone proposal was found to conform to provisions of the Zoning Code in effect at the time. The proposal met all requirements of the R-3 zone (the approved rezone designation) for density, lot area/dimensions, setbacks, building height, lot coverage HEXRPT.DOC City of Renton P/B/PW Department rreliminary Report to the Hearing Examiner THE BLUFFS AT LAKE WASHINGTON LUA-89-044, SA-H PUBLIC HEARING DATE:DECEMBER 8, 1998 Page 6 of 9 and parking. The proposed revisions to the site plan do not effect the proposal's compliance with any of the development standards. The development agreement approved by the City Council established the overall project density at a maximum of 7.3 dwelling units per acre, more restrictive than the 25 dwelling units per acre allowed under the R-3 zoning. The applicant is requesting a modification of the development agreement to allow for a project density of 7.9 dwelling units per acre. An amendment of the development agreement requires approval of the City Council. The original site plan included 338 parking spaces for 165 residential units. The revised proposal includes 305 parking spaces for 174 units. The Mitigation Document of the EIS recommended a decrease in the number of parking spaces to reduce impacts on slopes and greenbelt areas. The proposed revision meets the parking code requirement of 1.5 spaces per unit and 1 guest parking space per 4 units that was in effect at the time of the original site plan approval and is the existing standard. The applicant has requested a parking modification to allow tandem garage parking inside townhouses to count as 2 parking spaces. The Administrator for Planning/Building/Public Works has not issued a decision on the parking modification. (3) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USES: The amended site plan maintains the development in a similar area on the site. The revised proposal would retain 44% of the site in natural open space. This represents a 7.9 % decrease in the natural open space of the first proposed site plan. Most of the open space area is around the periphery of the site and therefore provides substantial visual buffering from surrounding uses and properties. The retention of substantial portions of the site as undisturbed open space maintains a desirable transition between the proposed uses and the surrounding area. The dwelling units are now dispersed across the developed area in more buildings of lesser height and bulk. The increase in the number of buildings and in the building footprint is a result of the change in architecture from the larger and taller institutional style buildings to smaller and shorter residential buildings. The EIS noted that the most significant aesthetic/view impacts would be on views from Gene Coulon Park. The previous buildings were to have incorporated design elements similar to the architecture of Gene Coulon Park to compensate for the height. The building heights have decreased from 70, 60 and 50 feet to 35 feet. This would greatly reduce the potential impacts on views from surrounding properties. The buildings in the lower terrace are generally the same height as the adjacent three-story Marina Landing apartment buildings. The Marina Landing apartments are oriented to the lake and the views from these existing buildings are not impacted by the revised design. The proposed reduction in building height and scale is more sensitive to views from surrounding properties by integrating the buildings into the hillside and behind preserved trees. Increased building modulation also provides more visual interest and architectural diversity than with the previous massive buildings. The retention of natural vegetation and replanting of predominantly native landscaping will add to the perception of less height and bulk then the previously approved site plan. The amended site plan eliminates the northern emergency access road and maintains a five acre continuous undisturbed greenbelt adjacent to the single family uses on the northern property line. The preservation of the northern five acres will establish a buffer from surrounding uses. Staff recommends a condition that this area be preserved with a native growth protection easement. Areas that are disturbed for road construction will be replanted with native landscaping for a "park-like" appearance. Parking in the upper terrace is located in the same general location as the previous plan and has been redesigned based on revised building types and locations. Surface parking areas will be landscaped and interrupted with enclosed parking structures to HEXRPT.DOC • City of Renton P/B/PW Department -reliminary Report to the Hearing Examiner THE BLUFFS AT LAKE WASHINGTON LUA-89-044, SA-H PUBLIC HEARING DATE:DECEMBER 8, 1998 Page 7 of 9 break up expanses of surface parking. Parking in the lower terrace continues to be located to the east of the buildings to screen surface parking from the adjacent residential development. (4) MITIGATION OF IMPACTS OF A PROPOSED SITE PLAN TO THE SITE: The modified site plan retains 44% (9.7 acres) of the site area in natural, undisturbed open space. The proposed revision would decrease the natural open space area retained on the site from 11.4 acres to 9.7 acres. However, the overall development area is located in the same area of the site. The buildings would be located in open level terrace areas to reduce overall site grading. The site has man-made cut and fill features from an old abandoned railroad grade that winds north south along the east portion of the site, fill that was placed to reclaim an old gravel pit area, and fill embankments placed to establish the grade for SR-405. In general, the proposal would stabilize these existing conditions. Development of steep slopes was addressed in the original EIS and site plan approval. The EIS included mitigation measures to retain a geotechnical consultant through all construction activities, to implement a construction phasing plan, and to utilize best management practices. The applicant has also submitted a revised geotechnical report for the project. The access driveway follows the existing topography as much as possible. The southern primary driveway access follows'a similar route as with the original proposal. The new access to the lower terrace responds to fire and life safety access issues. An easement would be obtained from the adjacent development for the new fire access. The proposed revisions to the site plan may reduce impacts to the site. The elimination of the north emergency access would preserve a greenbelt area and reduce site slopes subject to grading. The shorter buildings are better integrated into the hillside which is a more compatible fit with site topography. (5) CONSERVATION OF AREA-WIDE PROPERTY VALUES; The original staff analysis concluded that the proposed residential development would conserve or strengthen area-wide property values. The undeveloped, vacant condition of the site invites unauthorized dumping, abandoned cars, unauthorized motor bike use, etc. that may represent a liability to area-wide property values. The proposed development would preempt unauthorized uses. The revised proposal is for luxury apartments versus the original proposal for condominiums. The development agreement limited the proposal to a condominium complex and the applicant will need City Council approval to change the development agreement. It is anticipated that luxury apartment development would provide a similar increase in property values as the previously approved condominium buildings. (6) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION; The primary access drive enters the site at the same location off Lake Washington Blvd. and follows a similar route across the site. The entrance drive is proposed with a 26-foot width and a parallel 20-foot wide emergency access and pedestrian corridor. Under the original proposal, the access drive was a 24-feet wide with a parallel pedestrian walkway. The drive continued as an emergency access drive through the northeast part of the site connecting to HEXRPT.DOC City of Renton P/B/PW Department rreliminary Report to the Hearing Examiner THE BLUFFS AT LAKE WASHINGTON LUA-89-044,SA-H PUBLIC HEARING DATE:DECEMBER 8, 1998 Page 8 of 9 Meadow Avenue N. The revised proposal eliminates this emergency access to the north and instead provides a cul-de-sac turnaround at the north edge of the development. The Fire Department has approved of the revised road access without the landscape island in middle of the cul-de-sac. Under the original proposal, the lower development terrace area along Lake Washington Blvd. was accessed through the entry drive and parking area of the adjacent Marina Landing Apartments. The revised proposal accesses the lower development area off N. 20th Street and proposes an emergency access through the Marina Landing parking area, subject to acquiring easement rights. The driveway access direct from a public street (N. 20th Street) is a preferable circulation pattern. The required sidewalk along Lake Washington Boulevard would be constructed adjacent to the bike lane and would connect to the pedestrian route which parallels the main access driveway. An additional pedestrian access traverses the slope to provide a trail connection between the lower terrace and the upper terrace development areas. There is no public access or trail that is proposed on the site. A public access trail was not part of the original proposal either. (7) PROVISION OF ADEQUATE LIGHT AND AIR; Building heights would be lower with the revised proposal. All buildings would maintain a minimum separation of 10 feet but in most cases approach 20 feet. The amended site plan would still provide for adequate light and air within the development. The building floor plans and placement of the buildings provides for privacy between the residential units. The majority of the residences are oriented with a southwest exposure which overlooks Lake Washington. (8) MITIGATION OF NOISE, ODORS AND OTHER . HARMFUL OR UNHEALTHY CONDITIONS; The amended site plan does not include facilities or activities that would create significant noise, odor or other harmful or unhealthy conditions. Temporary impacts related to construction would be mitigated as outlined in the October 9, 1992 mitigation document. (9) SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED USE; Adequate public services and facilities exist or will be installed as part of the amended site plan. (10) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT; The proposed revisions would not adversely affect property values, would continue to minimize impacts to the surrounding properties and would not result in neighborhood deterioration and blight. HEXRPT.DOC City of Renton P/B/PW Department :=eIiminary Report to the Hearing Examiner THE BLUFFS AT LAKE WASHINGTON LUA-89-044, SA-H PUBLIC HEARING DATE:DECEMBER 8, 1998 Page 9 of 9 E. RECOMMENDATION: Staff recommends approval of the Bluffs on Lake Washington, Site Plan Modification, Project File No. LUA-89-044,SA-H "B"subject to the following condition: (1) The applicant shall record a Native Growth Protection Easement to preserve the northern five acres of the site as open space in perpetuity. The Native Growth Protection Easement shall require approval of the Development Services Division and shall be recorded against the title for the property prior to the issuance of building permits. HEXRPT.DOC NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, Renton, Washington, on December 8, 1998 at 10:00 AM to consider the following petitions: THE BLUFFS LUA-98-162,SA(89-044) Proposal to modify an approved site plan and construct 174 residential units in 26 buildings. Location: Lake Washington Blvd. North, between NE 4th and NE 22nd Streets. Legal descriptions•of the files noted above are on file in the Development Services Division, Sixth Floor, • Renton City Hall. All interested persons are invited to be present at the Public Hearing to express their opinions. Publication Date: November 27, 1998 Account No. 51067 HEXPUB.DOC Cyrus McNeely 1elen Shook Warren Vaupel 3810 Park Avenue North �' �405 North 24th 'O Box 755 Renton,WA 98056 kenton,WA 98056 Zenton,WA 98057 Richard Wagner Joan Jensen Darryl Ingelmund 2411 Garden Court North 2721 Meadow Avenue North 3602 Lake Washington Blvd North Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Michael Hannis Cindy Smith Angela Intagliorf Hannis and Olsen 1733 Jones Avenue NE 2100 Lake Washington Blvd North SP 32 3900 East Valley Hwy, Suite 203 Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 David Sager George Spencer Joanne Stewart 1025 North 28th Place 1809 Jones Avenue NE 3233 Mtn.Avenue North Renton,WA 98056 . Renton,WA 98056 Renton,WA 98056 Stuart Dooley Darryl Smith Jane Tobin 2003 N.E. 16th 1733 Jones Avenue NE 7662 South 135th Renton,WA"98056 Renton,WA 98056 Seattle,WA 98178 Jack Leach Chan Betts Bill Heath 622 South 320th 1014 North 30th 308 Stevens Avenue SW Federal Way,WA 98003 Renton,WA 98056 Renton,WA 98055 Ray Aliment Graham Bell Ida Wooden 2421 Meadow Avenue 807 North 33rd 3901 Park Avenue North Renton,WA 98056 Renton,WA 98055 Renton,WA 98056 C lmar Bolen Ralph Evans Mary Jo Graves 2712 Meadow Avenue N 3306 NE 11th Place 905 North 28th Place Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Joan Jensen' Angela Mohr John Phillips 2721 Meadow Avenue North 2100 Lake Washington Blvd N,#92 Phillips and Wilson Renton,WA 98056 Renton,WA 98056 2001 Wesstem Avenue,#500 Seattle,WA 98121 Edward Scheiner Mr.and Mrs. Glen Yargan Shirly Milliren 3312 Lake Washington Blvd North 703 North 29th 1020 North 28th Plae Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Kim Browne 1003 North 28th Place V O 4hd *Ka d eftd LAWN Renton,WA 98056 11 115116 'RC THE BLUFFS ON LAKE WASHINGTON BLVD. Legacy Partners November 16,1998 TRANSPORTATION: 1. The South driveway grade approach to Lake WA. Blvd. Needs to be reduced to the lowest grade possible, 8 to 10%maximum. 2. There is no traffic mitigation fee since the Traffic Mitigation code was not in effect for this area during the first review approval. 3. Off site improvements are curb,gutters and 5-ft. sidewalks required on Lake Washington blvd. N. the full length of the property frontage. A five(5) foot minimum planter.strip is required between the curb and sidewalk. This also included sufficient roadway widening to provide for a 4-foot minimum bike lane. This improvement must be completed without a deferral of construction and before temporary occupancy. 4 An additional off site improvement, street lighting is required for Lake Washington Blvd. covering the full length of the property frontage. Street lighting to.meet City of Renton Standards. Lighting level is 0.6 ft-c minimum and uniformity ratio of 4:1 minimum. 5. All overhead electrical and communication cables abutting to the property frontage on Lake Washington Blvd. under 55-K.V. to be underground in coordination with the Electrical and Commutations Utilities companies at the Developers expense. Trenching and conduit location and size for the electrical and communication facilities to be shown on the plans. - 6. Truck hauling to be scheduled during off peak traffic conditions which is between 8:30 AM to • 3:30PM. 7. Strict erosion control and street cleaning required during construction. 8. The driveway grade in excess of 8% must be submitted to the Board of Public works for approval. The 15%grade is the maximum grade to be considered. 9. For safety reason some driveway lighting is recommended in the curves of the south entrance and also due to the proposed steep grade. 98cm143T 98CM143T.DOC\ • • ` City of rwe'nton.Department of Planning/Building/Public-Works • ENVIRONMENTAL . & DEVELOPMENT APPLICATION REVIEW SHEET • REVIEWING DEPARTMENT:CoiNski u.2 ay.1 S 4tc4.e COMMENTS DUE: 11/16/98 APPLICATION NO: LUA894144,SA-H ;: _ �„ ATE CIRCULATED: .11/5/98 APPLICANT: Legacy Partners PROJECT MANAGER: Peter Rosen PROJECT TITLE: The Bluffs WORK ORDER NO: 78453 - LOCATION: Lake Washington Blvd North, btwn NE 4th and NE 22nd Street . • . SITE AREA 22.3 acres I BUILDING AREA(gross): .263,357 s.f. • • SUMMARY OF PROPOSAL: Proposal to modify an approved site plan and.construct 174 residential units in 26 buildings . (35 foot height), a recreation center, and parking for 305 vehicles. •Approximately 9.7 acres (44 % of the site).will be retained in natural open space. The primary entrance drive consists of a-26-foot wide driveway off Lake Washington • Blvd. There is another driveway off North 20th Street accessing the northwest area of the:proposed development. • A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS • • • Element of the Probable Probable More Element of the Probable Probable More Environment Minor • Major Information ' . Environment Minor •Major ' • • Information Impacts Impacts . Necessary Impacts Impacts Necessary Earth Housing Air • Aesthetics • Water • Light/Gla►e Plants Recreation • • Land/Shorellne Use Utilities Animals Transportation . Environmental Health Public Services Energy/ ' Historic/Cultural • Natural Resources Preservation • • Airport Environment 10,000 Feet 14,000 Feet • • • • B. 'POLICY-RELATED COMMENTS' • • Cj) • ?9k col C. CODE-RELATED COMMENTS �O 1 r v 5 S r 1 627/ i107, I U x t rc 4 Q S$ cit I C isv i1- 01 / ..) rk'F ' s� FS • $ ` G /4L I i,JSPL-' C7`i djS IQ.IrD a L2 C I 5 7 • We have•reviewed this.application with particular attention to those areas in which"we have expertise and have identified areas of probable Impact or areas where additional information Is needed to property assess this Pr p sal. ' - - - .4 / 3 • / Signature of Director or Authorized Representative ' Date r DEVAPP.DOC - . • . -. Rev.1O, 3 THE BLUFFS ON LAKE WASHINGTON BLVD. Legacy Partners November 16,1998 STORM DRAINAGE: 1. The Surface Water System Development Connection charges is $0.129 per square foot of new impervious surface area or a total of$33,825.09. 2. Construction plans will need to meet City of Renton drawing standards. A City title block is required on the left side of the plan sheets. The title block is available on a-disk for the cad system. 3. A vertical profile will be required. 4. The applicant must comply with the applicable core requirement and special requirements listed in the 1990 King County Surface water Design manual. 5. Retainage support for the slope areas may require structural walls. Memo comments from Ron Straka: 6. The October 9, 1992 mitigation document and the Draft EIS for the project indicate that the project is required to provide detention and water quality treatment. The applicant submitted a drainage report that indicates that detention was not going to be provided and storm water would direct discharge to Lake Washington via offsite storm systems. The project should be required to provide detention in accordance with the approved EIS and mitigation documents for the project or redo SEPA for the project. 7. The project will have to provide detention and water quality treatment in accordance with the City adopted KCSWD Manual. Water Quality treatment will need to include biofiltration (Core Requirement.#3) and wetpond/wetvault (Special Requirement #5) facilities. The applicant could construct an oversized wetpond/vault in lieu of providing biofiltration and a normal sized wetpond/wetvault for water quality treatment. The oversized wetpond/wet vault is equal to the normal sized wetpond multiplied by a factor of 2.0. 8. A detailed drainage report will be needed as part of the plan review approval which provided the information regarding sizing calculations for the detention and water quality facilities and parameters. 9. The new wetland report should be compared against the previous wetland information provided for the site when the EIS was prepared to verify that the new information is consistent with the information previously provided. 98cm143D • • 98CM143D.DOC\ THE BLUFFS ON LAKE WASHINGTON BLVD. Legacy Partners November 16,1998 SEWER(Waste Water) 1. The .Sewer System Development Connection charge is$350 per unit or a total of$60,900. 2. A vertical profile of the sewer system will be required. 3. The sewer main on site is to be labeled"Private". 4. An existing City sewer main in N 20th Street can serve the northwest corner of the site. The remainder of the site may be served by extending the 8-inch main in Lake WA. Blvd. from the south entrance southerly to a connection point that goes to the Metro system. 5. Maintain proper horizontal separation of 10-feet from water and a minimum of 7.5-feet from • storm. The minimum vertical separation is 18 inches or greater. 6. The project is located in the Aquifer Protection Zone#2. 7. Drawings need to show where the sewer connect into the metro system on the construction plans. 98cm143S • 98CM143S.DOC\ City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Akv- , ' COMMENTS DUE: 11/16/98 APPLICATION NO: LUA89-044,SA-H DATE CIRCULATED: 11/5/98 ' dp 14 s APPLICANT: Le•ac Partners PROJECT MANAGER: Peter Rosen ti .. PROJECT TITLE: The Bluffs WORK ORDER NO: 78453 6 � Avow s _ LOCATION: Lake Washin'ton Blvd North, btwn NE 4th and NE 22nd Street a, GO 1 SITE AREA: 22.3 acres BUILDING AREA 'ross : 263,357 s.f. o. SUMMARY OF PROPOSAL: Proposal to modify an approved site plan and construct 174 residential units 26 buildings (35 foot height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44 % of the site) will be retained in natural open space. The primary entrance drive consists of.a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off North 20th Street accessing the northwest area of the proposed development. A. ENVIRONMENTAL'IMPACT(e.g.Non-Code) COMMENTS Element of the • Probable Probable More Element of the Probable Probable More Environment Minor Major information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth X Housing X Air X Aesthetics X Water X Light/Glare X Plants X Recreation X Land/Shoreline Use X Utilities X Animals X Transportation X Environmental Health X Public Services X Energy/ X Histodc/Cultural Natural Resources Preservation X Airport Environment 10,000 Feet yes • 14,000 Feet no This housing project area is located east of the runway end of the Renton Municipal Airport and beneath an area heavily utilized by aircraft taking-off and landing at the Airport. Aircraft activity will take place seven days per week, and may take place at any time within the 24-hour day, in the sky, on the airport and on the water of Lake Washington. This area may be overflown by aircraft in a repetitive pattern of take-offs and landings at low altitude during both daytime and nighttime. Purchasers of housing at this site should be notified of the airport and aircraft activity, the low altitude. and the day and nighttime aircraft operations. B. POLICY-RELATED COMMENTS The placement of housing at this location should be considered an acknowledgement that the housing is compatible with the airport operations and the aircraft activities. C. CODE-RELATED COMMENTS None • We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable Impact or areas where additional information . needed to properly assess this proposal. ` 0i / �' illittaidiaa, f% Signature Director or Authorized Representative Date DEVAPP.DO ._ Rev.10/93 City d.._ .',ton Department of Planning/Building/Pula , Vorks • ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEUPAHEET el REVIEWING DEPARTMENT: Nrks COMMENTS DUE: 11/16/98 NO: LUA89-044,SA-H DATE CIRCULATED: 11/5/98 ('0 Q0, b APPLICANT: Legacy Partners PROJECT MANAGER: Peter Rosen iyd&A. �i9q PROJECT TITLE: The Bluffs WORK ORDER NO: 78453 '1}-`k46. LOCATION: Lake Washington Blvd North, btwn NE 4th and NE 22nd Street I'% SITE AREA: 22.3 acres I BUILDING AREA(gross): 263,357 s.f. SUMMARY OF PROPOSAL: Proposal to modify an approved site plan and construct 174 residential units in 26 buildings (35 foot height), a recreation center, and parking for 305.vehicles. Approximately.9.7 acres,(44 % of the site) will be ., . retained in natural open space: The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off North 20th Street accessing the'northwest:area of.the.'proposed development. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable • Probable More Environment Minor Major information Environment Minor Major_ Information ' impacts impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water • _ Light/Glare Plants Recreation _ Land/Shoreline Use Utilities Animals Transportation Environmental Health • Public Services Energy/ Historic/Cultural Natural Resources _ Preservation Airport Environment 10,000 Feet 14,000 F .:,-//izza a-t-c_ 7-Aei . -7-3---/-(4- lei//a• - . B. POLICY-RELATED COMMENTS 36 50 /Df,/ ,c0/0 �Yt-rii _ cam 3 k s f�-ewfi , 3/ . A lG f4kly-h .%. sec "is/ 7 ,0 "'teof9 a/Y1 / 4 to ao/ br Goo ha a ed46 .1, 44- 4.944-64 . &GI C. CODE-RELATED COMMENTS ,. /v.tet,c ante 14-6 od% h a2/ We have reviewed this application with particular attention to those areas in which we have expertise and have Identified areas of probable impact or areas where additional information Is needed to pro y assess this proposal. L (.. e-.(-( od.......„ V Signature of Director or Authorized epresentative Date • DEVAPP.DOC Rev.loin THE BLUFFS ON f LAKE WASHINGTON BLVD. Legacy Partners November 16,1998 WATER: 1. The Water System Development Connection charge is$510.per unit or a total of$88,740. 2. A backflow prevention device will be required on irrigation and fire protection system. 3. The loop water main is to be in a 15-foot utility easement and the pipe sized to meet the . required fire flow.determined by the City's Fire Prevention office. • 4. Water meters and fire sprinkler system backflow preventing devices are to be shown on the construction plans. 5. A City title block to be shown on the left side of the sheets. This is available on disk for cad at the city. 6. A vertical profile will be required on the construction plans. 6. City NAVD 1988 datum required to be used for the project. 7. .Water:valve location offset, depth of cover and station'numbers.required on the construction plans. 8. Show irrigation meter size,location and backflow prevention device on the water plan. 9 One(1)fire hydrant is required for each 1000'gpm of required fire flow. The primary hydrants must be within 150-feet of the building, but not closer than 50-feet and the secondary hydrants to be within 300-feet of the building. 10. If building is over 30-feet in height a backflow prevention device may be require on the water service. 11. Southerly .Access Roadway: Recommend water line at road crossing be at 90-degree angle. Any crossing under the wall would need to be in casing. 98cm143w • 98CM143W.DOC\ • City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PIaN ReVICW� Wary,. COMMENTS DUE: 11/16/98 APPLICATION NO: LUA89-044,SA-H DATE CIRCULATED: 11/5/98 - APPLICANT: Legacy Partners PROJECT MANAGER: Peter Rosen PROJECT TITLE: The Bluffs WORK ORDER NO: 78453 crr(or E LOCATION: Lake Washington Blvd North, btwn NE 4th and NE 22nd Street • SITE AREA: 22.3 acres I BUILDING AREA(gross): 263,357 s.f.N,Ov SUMMARY OF PROPOSAL: Proposal to modify an approved site plan and construct 174 resi.,;&i I(A1it�iM± buildings (35 foot height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acre'' ',4% of the site) will be retained in natural open space. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off North 20th Street accessing the northwest area of the proposed development. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the • Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts impacts Necessary Earth Housing • Air Aesthetics Water Light/Glare Plants Recreation Land/Shoneline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet - Bch I -,tii-c y C��i s , B. POLICY-RELATED COMMENTS • C. CODE-RELATED COMMENTS • We have reviewed this application with particular attention to those areas in which we have expertise and have Identified areas of probable Impact or areas where additional Information Is needed to properly assess this proposal. /1/Z s/9R Signature of Director or Authorized.Repre ntative Date DEVAPP.DOC Rev.10/93 • THE BLUFFS ON LAKE WASHINGTON BLVD. Legacy Partners November 16,1998 WATER: 1. The Water System Development Connection charge is$510 per unit or a total of$88,740. 2. A backflow prevention device will be required on irrigation and fire protection system. 3. The loop water main is to be in a 15-foot utility easement and the pipe sized to meet the required fire flow determined by the City's Fire Prevention office. 4. Water meters and fire sprinkler system backflow preventing devices are to be shown on the construction plans. 5. A City title block to be shown on the left side of the sheets. This is available on disk for cad at the city. 6. A vertical profile will be required on the construction plans. • 6. City NAVD 1988 datum required to be used for the project. 7. Water valve location offset, depth of cover and station numbers required on the construction plans. 8. Show irrigation meter size,location and backflow prevention device on the water plan. 9 One(1) fire hydrant is required for each 1000 gpm of required fire flow. The primary hydrants must be within 150-feet of the building, but not closer than 50-feet and the secondary hydrants to be within 300-feet of the building. 10. If building is over 30-feet in height a backflow prevention device may be require on the water service. 11. Southerly .Access Roadway: Recommend water line at road crossing be at 90-degree angle. Any crossing under the wall would need to be in casing. 98cm143w 98CM143W.DOC\ City of Renton Department of Planning/Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:-r A wi.tervI COMMENTS DUE: 11/16/98 APPLICATION NO: LUA89-044,SA-H DATE CIRCULATED: 11/5/98 APPLICANT: Legacy Partners PROJECT MANAGER: Peter Rosttirpe PROJECT TITLE: The Bluffs WORK ORDER NO: 78453 LOCATION: Lake Washington Blvd North, btwn NE 4th and NE 22nd Street Nov SITE AREA: 22.3 acres I BUILDING AREA(gross):• ILu s.f. "' hV� SUMMARY OF PROPOSAL:.Proposal to modify an approved site plan and construct 174 residential uiiittan., buildings (35 foot height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44 % of the site) will be retained in natural open space. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off North 20th Street accessing the northwest area of the proposed development. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the •• Probable Probable More Element of the Probable' Probable More Environment Minor Major Information Environment Minor Major Information impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation (� Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Presentation - Airport Environment 10,000 Feet 14,000 Feet • • B. POLICY-RELATED COMMENTS (VD tVe te p low fee-4- f1 ka) CITY OF RENTON RFfir_rarcn. C. CODE-RELATED COMMENTS NOv 0 5 1998 • ���J�LL!liV�.i Lil VISI�t� • We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information Is needed to properly assess this proposal. eei7e/ haia)777-3 Signature of Director or Authorized Representa` � Date DEVAPP.DOC Rev.10/93 THE BLUFFS ON LAKE WASHINGTON BLVD. Legacy Partners November 16,1998 TRANSPORTATION: 1. The South driveway grade approach to Lake WA. Blvd. Needs to be reduced to the lowest grade possible, 8 to 10%maximum. 2. There is no traffic mitigation fee since the Traffic Mitigation code was not in effect for this area during the first review approval. 3. Off site improvements are curb,gutters and 5-ft. sidewalks required on Lake Washington blvd. N. the full length of the property frontage. A five(5) foot minimum planter strip is required between the curb and sidewalk. This also included sufficient roadway widening to provide for a 4-foot minimum bike lane. This improvement must be completed without a deferral of construction and before temporary occupancy. 4 An additional off site improvement, street lighting is required for Lake Washington Blvd. covering the full length of the property frontage. Street lighting to meet City of Renton Standards. Lighting level is 0.6 ft-c minimum and uniformity ratio of 4:1 minimum. 5. All overhead electrical and communication cables abutting to the property frontage on Lake Washington Blvd. under 55-K.V. to be underground in coordination with the Electrical and Commutations Utilities companies at the Developers expense. Trenching and conduit location and size for the electrical and communication facilities to be shown on the plans. 6. Truck hauling to be scheduled during off peak traffic conditions which is between 8:30 AM to 3:30 PM. 7. Strict erosion control and street cleaning required during construction. 8. The driveway grade in excess of 8% must be submitted to the Board of Public works for approval. The 15%grade is the maximum grade to be considered. 9. For safety reason some driveway lighting is recommended in the curves of the south entrance and also due to the proposed steep grade. 98cm143T 98CM143T.DOC\ City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:Cy\b. rh sewiciA COMMENTS DUE: 11/16%98 APPLICATION NO: LUA89-044,SA-H - _„SATE CIRCULATED: 11/5/98 APPLICANT: Legacy Partners PROJECT MANAGER: Peter Rosen PROJECT TITLE: The Bluffs WORK ORDER NO: 78453 LOCATION: Lake Washington Blvd North, btwn NE 4th and NE 22nd Street SITE AREA: 22.3 acres I BUILDING AREA(gross): 263,357 s.f. SUMMARY OF PROPOSAL: Proposal to modify an approved site plan and construct 174 residential units in 26 buildings (35 foot height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44 % of the site) will be retained in natural open space. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off North 20th Street accessing the northwest area of the proposed development. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics • Water Light/Glare Plants Recreation Land/Shoreline Use _ Utilities Animals _ Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS OA O�� � ,vO� t '.'"'arc ,yA Off, C. CODE-RELATED COMMENTS 50 L. r kiV I .T e CPd 4 B O l r-� 4-1), e&_s ( L- O ! r‘„) 7 ® f s L-. FS $pC /4L d J P C1 I oIQS (AS L 0 % 5 7 We have reviewed this application with particular attention to those areas in which we have expertise and have Identified areas of probable impact or areas where additional Information is needed to properly assess this pr p sal. Signature of Director or Authorized Representative Date -' DEVAPP.DOC Rev.10193 • City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: S'Fac._t .k —COMMENTS DUE: 11/16/98 APPLICATION NO: LUA89-044,SA-H DATE CIRCULATED: 11/5/98 CITY OF RENTON APPLICANT: Legacy Partners PROJECT MANAGER: Peter Rosen rorr— *7% PROJECT TITLE: The Bluffs WORK ORDER NO: 78453 NOV 0 5 1998 LOCATION: Lake Washington Blvd North,.btwn NE 4th and NE.22nd Street �U1Lvuv�a 1 1V1.31014 SITE AREA: 22.3 acres I BUILDING.AREA(gross): 263,357 s.f. SUMMARY OF PROPOSAL: Proposal to modify an approved site plan and construct.174 residential units in 26 buildings (35 foot height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44 % of the site) will be retained in natural open space. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington • Blvd. There is another driveway off North 20th Street accessing the northwest area of the proposed development. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS 0 Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet • B. POLICY-RELATED COMMENTS S2. C0-7-7 C. CODE-RELATED COMMENTS • • • We have reviewed this application with particular attention to those areas In which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. eSki 2IP Signature of Director or Authorized,Representative Date DEVAPP.DOC __ Rev.10/93 THE BLUFFS ON LAKE WASHINGTON BLVD. Legacy Partners November 16,1998 STORM DRAINAGE: 1. The Surface Water System Development Connection charges is $0.129 per square foot of new impervious surface area or a total of$33,825.09. 2. Construction plans will need to meet City of Renton drawing standards. A City title block is required on the left side of the plan sheets. The title block is available on a disk for the cad system. 3. A vertical profile will be required. 4. The applicant must comply with the applicable core requirement and special requirements listed in the 1990 King County Surface water Design manual. 5. Retainage support for the slope areas may require structural walls. Memo comments from Ron Straka: 6. The October 9, 1992 mitigation document and the Draft EIS for the project indicate that the project is required to provide detention and water quality treatment.. The applicant submitted a drainage report that indicates that detention was not going to be provided and storm water would direct discharge to Lake Washington via offsite storm systems. The project should be required to provide detention in accordance with the approved EIS and mitigation documents for the project or redo SEPA for the project. 7. The project will have to provide detention and water quality treatment in accordance with the City adopted KCSWD Manual. Water Quality treatment will need to include biofiltration (Core Requirement #3) and wetpond/wetvault (Special Requirement #5) facilities. The applicant could construct an oversized wetpond/vault in lieu of providing biofiltration and a normal sized wetpond/wetvault for water quality treatment. The oversized wetpond/wet vault is equal to the normal sized wetpond multiplied by a factor of 2.0. 8. A detailed drainage report will be needed as part of the plan review approval which provided the information regarding sizing calculations for the detention and water quality facilities and parameters. 9. The new wetland report should be compared against the previous wetland information provided for the site when the EIS was prepared to verify that the new information is consistent with the information previously provided. 98cm143D • 98CM143D.DOC\ THE BLUFFS ON LAKE WASHINGTON BLVD. Legacy Partners November 16,1998 SEWER(Waste Water) 1. The .Sewer System Development Connection charge is $350 per unit or a total of$60,900. 2. A vertical profile of the sewer system will be required. 3. The sewer main on site is to be labeled"Private". 4. An existing City sewer main in N 20th Street can serve the northwest corner of the site. The remainder of the site may be served by extending the 8-inch main in Lake WA. Blvd. from the south entrance southerly to a connection point that goes to the Metro system. 5. Maintain proper horizontal separation of 10-feet from water and a minimum of 7.5-feet from storm. The minimum vertical separation is 18 inches or greater. 6. The project is located in the Aquifer Protection Zone#2. 7. Drawings need to show where the sewer connect into the metro system on the construction plans. 98cm143S 98CM143S.DOC\ 4 • City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: kr:\ y-t�� COMMENTS DUE: 11/16/98 a APPLICATION NO: LUA89-044,SA-H DATE CIRCULATED: 11/5/98 APPLICANT: Legacy Partners PROJECT MANAGER: Peter Rosen 1 113 PROJECT TITLE: The Bluffs WORK ORDER NO: 78453 LOCATION: Lake Washington Blvd North, btwn NE 4th and NE 22nd Street tp SITE AREA: 22.3 acres I BUILDING AREA(gross): 263,357 s.f. v SUMMARY OF PROPOSAL: Proposal to modify an approved site plan and construct 174 residential units in 26 buildings (35 foot height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44 % of the site) will be retained in natural open space. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off North 20th Street accessing the northwest area of the proposed development. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS , Element of the • Probable Probable More Element of the • Probable Probable More Environment , Minor Major Information Environment • Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth X Housing` X Alr X Aesthetics X Water X • Lighf/Glare X Plants X Recreation X Land/Shoreline Use X Utilities X Animals X Transportation X Environmental Health X , Public Services X Energy/ X Historic/Cultural X Natural Resources Preservation Airport Environment 10,000 Feet yes 14,000 Feet no This housing project area is located east of the runway end of the Renton Municipal Airport and beneath an area heavily utilized by aircraft taking-off and landing at the Airport. Aircraft activity will take place seven days per week, and may take place at• any';•timeiwi.tbin the 24-hour day, in the sky, on the airport and on the water of Lake Washington. This area may. be, overfl own Eby aircraft i n..a_Tepeti ti ve pattern of take-offs and landings at low altitude during both daytime and nighttime. Purchasers of housing at this site should be notified of the airport and aircraft activity, the low altitude and the day and nighttime aircraft operations. . B. POLICY-RELATED COMMENTS The placement of housing at this location should be considered an acknowledgement that the housing is compatible with the airport operations and the aircraft activities. C. CODE-RELATED COMMENTS . None • We have reviewed this application with particular attention to those areas In which we have expertise and have identified areas of probable impact or areas where additional information needed to properly assess this proposal. D J 4 44tet� /2 MCP Signature Director or Authorized Representative - Date "" DEVAPP.DO Rev.10193 , -il lk-7§, q4....Alm._ \ _,.. iii,_:e ,,,,_ rIAC I,_t_jr__ , ....4altee lif if, i 1' I f „, s L b , 0, ....z....4".„ - Iroh f ., )-.1:rs,. . r * ..-'-- <1.- \,,." .- 'PI./4e*:IME.1. 1 mi 1 . Lill- ...1 n•1,4 1. iiii . r r ,. , / ,,,,,, , ..„ A t rii‘ 131 1 03 CO %.......N. 5 a;...„ „.._ _- _,.....4,,,,, . .., #\I Wirkl, " /1 P.1 r or. i. I 71c (iiti.uni ,,,,I,4ik.1 74......,,,.,,,.11.1 # N - A _ . \_ ..41. ....(13_6e ‘,.. _ ......, ,, :47.4E0 E1,25: - 'lc - .; 'e Milli -m mi l' 1--- .‘ " --L iliti\\••*--''. .�•O/ '-� ry � e,.\ Y . '. , ,a�Y '{��Q�i®y�:":\C Y•un �'L p M 11 � \ 1,1 ���� 4'L' is L 11!®i`�&5 •API.,' w 1-144 - •-• k•,. 4/11":„4dcagio_ ,.., ,., tilifiz-_ , 1/01: -4414-ri , . his- -l (12ill-4!i1 'l-1 !Alai- -.I i. i: irjaii mi-i.-mm-II- ,., ,amsh4 ,ktail iM, .ter.. D`•• T , N ;r OI_Y MN} * -t-"og uV v, \i o tom �d tIit%.1! 1A�N _ wr-`" N► V D®� .4Lr.'0..„1'1&i..- b. Ai I : ryG 5T I1 - , t/id iin�' 7 ..7, T, i .. fL\III/ Uap Y r. i 11 1 (\��e 1 .itii lb.miuit- -)_-,$0•Fry _ ,411„111.1 ,. -irrimm i ‘ i . IN.,-,3,,em 1 .--,ze .51 . \.. tip[::::, iliel •iY „,.. ,..13 _,,UPI C v'-‘ 7•� ` ..I 1�iar `m 1 lin=jU-Lirli ai �`7`'Tj �/ �Q�Lywl _f� r I `�" Ill LamFIj _iiii, .! 1 s©'�,:,® i ,..,,,... cral ' inI 1 }V I E r _ - _~ 'ad m to �- tivitiN-ri INA n 7 ta I �'; V\' ; w� 6� _ 1 Q j © ��© •n'� .1 "., pli ,,,,, : . pli.761,1- 1,i .4.;;; -.3;ii_ipt I r.1 Er 1,-;ru ; il'' _:i6:::::::::.-E.:::::-::::::E::Eil--EatEag2::::E:::::::::::EiN ,04114kMY4 0.1i , 'N: 1,- gaiummithi-..,_LI 1.14 1 L I loom 7\ --a-::::g7:2}-:-:1::::::;:7:::::::::1:::5::EE_EF.:E:-.1::4.E::::;_::::::::-EE_E71-a:>....:‘-4%\*0 ' E fr Bit - "El• lam q `-.�, J/Nil,1 1:�:J+M} A I r N +.etM 1 1-111 ___ __________ _ ____ .✓X _- ��IJ����/`)- % . ________ ___________:,:__:----------_-_-_- __ __________ _____ . rig - • - -1 t 1,011. V•28 ' I.I 111 . AF:1114° ''SZ:::.:•::::::::::..::: :#11.M.:::::MT::::•.. i•::::•.:.•:1-.7. 7::::.•:•:-7::"X•E•i.....7':"-:...... , f'•, • .; hii.,.\ - _-....,... _ m in,,,p,n i„. oak . mum- Iff.,: ' _ - _ _ __ ___- _____ _ _ _ __- ___„___ ____:__ _II � -_- _ _- __ ! j _1, ...,6,.., Ii„:„..._,_:,_„::::::,:: 7::::::_:_::::::::::„ :„.,_:„.„:„ , , 4 )4/ 4,4s 1 .i. 1/1& •I4 , rig I / __,_:-....._„:„...:„...7._:_x_ ill.:7 , __::_:_,_________________ ___, . „ . . , 4,,,,.. g-. 1 - w -----:---:-:-:-:-:-:-:-:-:-.7. , ..<1 .=__,„(.1_____ --::-.....-:-:_:-:-z-z_:-:-:-- _-:-.7-y. __________ _____ .% Y0 illi, ip• it h: H ,-4.7.-:-.:::-.7-:-:-:-:-:-:-:-- .,1/ - _ ,�, == =-==== p7� p , __ fLJ �jrt 'a -_==_===_===___==_ _ - e, WWizo F: .,2.1,:...•-; r• _,.1,_. c\6- 4(El no om , & r u ---- r---7 .:,:e i• ,,[3:, ..; \ 4.' .-ei ,.. 1U. -- 41 G .41.411 1 ..._.• ..--.-1-......1 , 111J oled pAtllUY 0aX .zc1-a i/1'• q t -.A,jl.1d4•r ii'a.-..b.._-.4.l_'..S .o.F.. I.. . . '‘"' '..7,.-„;•.,,e,'•. ..."3AP''' a ' P;3.34:413i7 , ..:_7 :'.. .' ''.• !" ." WIC I "E 0 0 LP .3A, C T .11111=1 .... ..... ' 3 N '3AV. Ai N330N3BV ../., 0 xii ep4 0 IC ' iia it..1).,'-' 7.4,4.444iii4-tigT?t:I. - 3 , 'it 4,6,,A1.9:..44k3. -Ali-1,0L ii ao -§,A ine? iiivi :------. "A= 77:---, 44v • ?zw"v _.);: ',.: .g;./i.,. 1 •,_ :',11 ., :44;i;•:..e . ; ' ',....!!!.. 4'7. 11.7‘-,.I 4 F'.4•L'' 31•4ort. ' ;',-0 '1 -7 . l'`4,7'. i- - '-'•:' I- • s'S- •C ..t. Q-P:, a % C) , -A- .- IIP":............"00., " ' „1-‘70') „ 7‘tto.....,, ,..„. -,..,,,,,,• „, ...„__.,0„ri_ ...., ... : 4,, w •:,.4..); :4, :. r 4,•17. : : :rvo 9 3m, 3, m. ...13.L..-...-3., .. ...,i; .. ,. - 1.11FWITIMISE a ...-V-' „ IE•fpg . • : .- iti.10,..1,-1 ' - "ik. 3 N•3AV A3N31NON• . ei, t iliii.,.-.7:::,,y..,.?„,,,. . -. N, -.. „ 4 r , 1 -. 4 slatiliCr. .-....-•- A3'13.-"c,t • . 87.12 R4 ' I "j ' -1. ' .:.., : .J. GG LO -110A'm 41 1 :....it* •.,--a.--$ . ..e4 cRielt , loi ;„. ...,_..,. _...R-8 Lit.......,. ,.....,. xpc .. altif 1 guR 4g)13-tto1P1(9.6 ..7. _ _ ::;-`g'..% .;, k..'lligli BE •:::".. --; 411h"- . • ...:::::.-_==.A.,. „. Ng, ittr toli - .7 U.17.- E -3I Lki 219 i .....' al 1 14- f :if/ „.. .1- . Mom MO 04-4.4 OE WI go-mr, ,, f.:Pal W PI .' 7-111 12=, "46 ' ,........, w ...i E 1,-----"- . • - -', ‘,3 '3AV 'clam n= -h et:. ...-----..:w---- ( • -.........., --. 11;,1400.1, i -ceitt• .-- Priettit N147k. 'Vi P°5 :7--4 ! , :. kinWSZILEICig Fni, . ..lt.ii 11 rik '''-'• - /7(/ ...,, Ilk- PL.° 3N 141,•M31.4134.13314 .4-OF" PI "T--44-'n. i r •-•_... RC 2 ..„.„..,„ .• - _it:. ,...„ I • •'31, .3Av• YDIA43NN3m 4:it---:,.:7-.1 , • a 4.1 i tfrilUNISIS, = 47} ... ..., % ottISEETEN SirMatv g.,0' -, r; i .0-e--,-------------, I.' A\ _ .......,,,,,,..."40. -1 - ' 75' R i'..; .... •,L e..„ i Te 7.3 . ...J _ . .---: ,----i.,1-,__ ttrERsv-cre- ..:pi ... ... _..i i _._A i. .. ,--,-1- 1 Ct. y -1 I c a\i1.0- 11«ffl . . t ; e •,*- 3 41. . _ _....______,-, ...........„0„.. 1 '"WIEP d?...! gl••g 11.,,.."#.43!th PI`L Dia 11,'-:41i--i '''''' 1 ' :: ° __--- -------405- aw, • $3NOF , 4. a , . 3N 3AV ‘ • S3NOF • ..:.' r•---"V1.4.- 1011101PIFF".-0•• El-.! ! tthi . 1 Ail. :„.:..! &,,in ctilT iii'MC i::h !Ift 6 Er 7 i .srAT - INT 0 - O.-. .1 1 FAii . : • : 6 - t..- .- • • R I la%alai , ;4 I •• ^; ' , ' `IT' A , 2 1 • * a ,9 : ••' `-l: • - •- • 1 1 : : 114,, ...0 ••••1.,117:3 :,..' e:5;s] tok :• El HI + I 1-t4"- !„' ,...:*. .. . _ , • , 0 ,t.N V----------r--------Y-405Vrg H '-"-..---..-- ' 'tolior' .---re_ y--INTERSTA•---' .-- -...,- -• I ,000 ' •---F.... _..0„.._ ..___.....,,_, . THE BLUFFS z-_-= -- valt________ -------- --•--F-5-Ob=401,31V.LS113.LN1-4 • i c.\c ' el5sCrk° 5 illikflih5:111•1•1:3 41E, ,..OP 4.... _,„..........-- AT --- --• .04 O.!. . 4r---,„m .11 IM..... ....„ I'-e-nAlt....A 'I ..1:-Irl.\cc a i .k., ,. , LAKE ,,„11r174 .S1-M12!63 ' ce "%"2'..6 1"41r. ''' ':1-10.ftlib . si,___ ,,-:,---• 1•• , . . • p MO. 3P4 ,?, ,.s Weilla c*-10 6.".f-7111 S ,.......- . ' . .;..,' 1 II pl.A ' UJASHINGTON NA-‘ir , •-' E'Pi;)L.'A' "tiFi'cl i ,.14,, . ; •• . ost • \\I. N. , , ...i. _ , • al RILNIC.OORIOICN > .. Ili -0-..-.----1 - 'FI'''.A 8 ,-r.lialcit! ;r•1 1 C.- / :::, --- 4414, ----,):' Goo , tele] L•COLN Pi•CPER'IT car*, ':;, ''''' i.?7" KE _.---.• -1.'1'' a .----. --VA.*. ......i... . '\I, , , F-: BMW MUM ...../,-"..,.-,.0-. "a/ r....•-...7: " i '•, ..,,„ 0 ...: ----E.' ,. 1:1-1 V 1 -ffill 1 t a 1 ,,„ •-•,:' _d,..i. 441p,, ,, ..0, , :• L' ' ::./-'.":2'-.- / ii..-.." •. •-- !I.-. '....4-„4.- ... ''<9.1....?.. ....Tr., .1...1,MA ' L 0 .r•vo.o.t.sem". cc,36 ma.....,- ''i,i: :•, 110g k L_A__.I...,•-elc5:1 --•- -•-• P-1 ••. " ", 2 il 41 r• !i. ..-' ...7" '.. . .*Ilh• --- 2':.:2---"..../*",••,11. Fir, :. ',.. • ..•.. 4.. ' .. _.i %,',,‘ ..!'-:.:-. ..''......---' ' ''..''',:.--) • ...--- --:::.",1..-.::.."- -IZ ere" 1 2'40k':-.-. -.-.1...J:1 ii-e-.:. i i'.› \ • '74f4;1.',''..7F-,*•• al .,•..-.. • *::::'.,:',V'''',•.:).11.01;-.- . , .- 4- . '''r, x I -•,3 :: -..-...:,:,..---, o• -,.."3, .,...,.- o A• . - A ..„, , t. Zi..' :".:. 3E. i I- • • ...- -- . ...--- -.. 4 ' -• 1-- • - .. • -.- • • , ,Iii\ISI. -.-.-...,:_:-.::-.;;;, , .. ..• ,... V:44.1 ..;.', . -•''..-:::.. :* . . N. .. , .;›,71. .\ 4.......1!....: tiis GI'. ..._- <*b. $ 51..%•.-\e ‘/ '' 11 ....::.--... ( I.,• •. ... • • ,,..., ..a• ' w .r i(... '' ,;._.."--0 .::'., 4. ‘,A, 00,..' ki. . %;,.:. 4, se.T OS , 4:: ..:i . • :'" 00° ..... : N, . -0- ,. !..,s..... _do .,,,o14 ,. ,...,.• v,ip‘sk-k\ , - - . ---'t A, --- - 1-k . F--- 97131.00 00 w- ,,.. . 0 - \-P•kk „„..• , 4 \ij-,--,, ‘,.v: 0 DRAWING TMA ./ •:::' +4 - _- ---- - -'-- __-- ' 0.----- ''' ._,_/. . \\_.-------.- 0 .- NEIGHBORHOOD gDETAIL HAP _ a • _,-------II LAKE wAsH/NGT°N ... I.,-•,-,,. „ 1,,,,, •(6. t.s. 0 ., ------ . 10 ••. (I&V- mf NEIGHBORHOOD DETAIL MAP A00.02 6 § Y fI City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEI#j( HEET REVIEWING DEPARTMENT: I . IG.S COMMENTS DUE: 11/16/98 Ck% APPLICATION NO: LUA89-044,SA-H DATE CIRCULATED: 11/5/98 L ®6. APPLICANT: Legacy Partners PROJECT MANAGER: Peter Rosen �4&A (fig i9.p„ PROJECT TITLE: The Bluffs WORK ORDER NO: 78453 7)-S, Ni. "`C" F61LO-r LOCATION: Lake Washington Blvd North, btwn NE 4th and NE 22nd Street c co SITE AREA 22.3 acres I BUILDING AREA(gross): 263,357 s.f. SUMMARY OF PROPOSAL: Proposal to modify an approved site plan and construct 174 residential units in 26 buildings (35 foot height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44 % of the site) will be retained in natural open space. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd._ There is another driveway off North 20th Street accessing the northwest area of the proposed development. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable - Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shorellne Use Utilities ' Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Fee .1/wa a-u /.a .v7 fly Lei . B. POLICY-RELATED COMMENT�la/ ,e010 ^1 j^ Jay i / ri C^1G" ,16 So q iiie_e_ h,c, . 5.e48-- 0 i,e ca-70L. 3/ ;.-_, 7-12/r/74--,ze.e.x, ,6,k_ / ia../u. G , At. S.•/ / GA)/ w1 .,lob a/Y7o/ !,l!d 'I le4 Tlaad Vi Lx-so hd cu46 .1,eeir2 cA 4LA , �✓G� C. CODE-RELATED COMMENTS tiii,e_ u ane //1/co ,01.7004. . h i'g4/ir.. _' , We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to pro y assess this proposal. Ii ad'' (o//&/ 7S -- Signature of Director or Authorized -epresentative Da DEVAPP.DOC Rev.10/93 City oi. ,7ton Department of Planning/Building/Pu6t4._Arks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Gc_ vsA, te4•.trD .p OMMENTS DUE: 11/16/98 APPLICATION NO: LUA89-044,SA-H DATE CIRCULATED: 11/5/98 APPLICANT: Legacy Partners PROJECT MANAGER: Peter Rosen PROJECT TITLE: The Bluffs WORK ORDER NO: 78453 LOCATION: Lake Washington Blvd North, btwn NE 4th and NE 22nd Street SITE AREA: 22.3 acres I BUILDING AREA(gross): 263,357 s.f. SUMMARY OF PROPOSAL: Proposal to modify an approved site plan and construct 174 residential units in 26 buildings (35 foot height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44 % of the site) will be retained in natural open space. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off North 20th Street accessing the northwest area of the proposed development. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major information Environment Minor Major Information Impacts Impacts Necessary impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where add'bRaFinformatioa i e properly assess thi proposal. • Signature of Dir or or Authoriz Representative Date DEVAPP.DCC Rev.10/83 • City of Renton Department of Planning/Building/Pubic Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Fwe p ocinho COMMENTS DUE: 11/16/98 APPLICATION NO: LUA89-044,SA-H DATE CIRCULATED: 11/5/98, reval c f E p ' APPLICANT: Legacy Partners PROJECT MANAGER: Pet ii►Rosen PROJECT TITLE: The Bluffs _ WORK ORDER NO: 78453 mn\I 5 1gg14 110, LOCATION: Lake Washington Blvd North, btwn NE 4th.and NE 22nd Street gg,„ SITE AREA: 22.3 acres I BUILDING AREA(gross): 2t 1g-ts:f�L ' l' SUMMARY OF PROPOSAL:Proposal to modify an approved site plan and construct 174 residential units in 26 buildings (35 foot height), a recreation center, and parking for 305 vehicles. Approximately 9.7 acres (44 % of the site) will be retained in natural open space. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off North,20th Street accessing the northwest area of the proposed development. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS • Element of the Probable Probable More Element of the Probable Probable More ' Environment Minor Major Information ' Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment - 10,000 Feet /j/� 14,000 Feet y� �J 4�; fa�c7T £13ac75 /Vp/e B. POLICY-RELATED COMMENTS AM C. CODE-RELATED COMMENTS n e.G a7/ctc ad*pm eb We have revie ed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additio l information is eded to properly assess this proposal. 0�l i� 9, - / SignaNI'o Director or Authorized R resentative Date - DEVAP .D Rev.10/93 From:Kim Browne To:Peter Rosen Subject:The Bluffs Comment Period Extension Request Date: Sunday,November 15, 1998 9:03PM Dear Mr.Rosen, Please accept my request for an extension of The Bluffs comment period from this Friday to Wednesday,November 25th at 5:00 pm. I have spoken to a number of Kennydale neighborhood residents and none were aware of the Notice of Application for The Bluffs. A five-day extension would provide needed to time to review the proposal and provide our neighborhood comments to the City. I look forward to your reply. Thank you, Kim Browne 1003 N. 28th Place Renton,Wa 98056 (425)226-7791 4 rcY 1 O '� , CITY OF RENTON ,',�N�o� FIRE PREVENTION BUREAU MEMORANDUM DATE: November 10, 1998 TO: Peter Rosen, Planner �/ FROM: Jim Gray, Assistant Fire Marshal >"! SUBJECT: The Bluffs, Lake Washington Blvd. N Fire Department Comments: 1. The preliminary fire flow for Bldg. 5 is 2000 GPM, Bldg.lis 2750 GPM, Bldg.13 is 3500 GPM. One hydrant is required within 150 feet of all structures for the first 1000 GPM and one additional hydrant for each additional 1000 GPM or portion thereof, are required within 300 feet of the structure. 2. A fire mitigation fee of$1,686.36 is required for the Rec Building based on $.52 a square foot. A mitigation fee of$67,512.00 is required for the residential units based on $388.00 per Unit. 3. Separate plans and permits are required for the installation of fire alarm and sprinkler systems. 4. Fire department dead-end access roadways over 150 feet in length are required to have an approved turnaround. The island in the middle of the cul-de-sac is not allowed. Please feel free to contact me if you have any questions. / , + aft + CITY OF RENTON FIRE PREVENTION BUREAU ��jvTO . MEMORANDUM DATE: November 10, 1998 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marshal s SUBJECT: The Bluffs, Lake Washington Blvd. N Fire Department Comments: 1. The preliminary fire flow for Bldg. 5 is 2000 GPM, Bldg.lis 2750 GPM, Bldg.13 is 3500 GPM. One hydrant is required within 150 feet of all structures for the first 1000 GPM and one additional hydrant for each additional 1000 GPM or portion thereof, are required within 300 feet of the structure. 2. A fire mitigation fee of$1,686.36 is required for the Rec Building based on $.52 a square foot. A mitigation fee of$67,512.00 is required for the residential units based on $388.00 per Unit. 3. Separate plans and permits are required for the installation of fire alarm and sprinkler systems. 4. Fire department dead-end access roadways over 150 feet in length are required to have an approved turnaround. The island in the middle of the cul-de-sac is not allowed. Please feel free to contact me if you have any questions. ,. . . . SE 1/4,NW 1/4 6 NE 1/4, S W 1/4 A SE 1/4, SW 1/4, SEC.5, T.W F.‘.4.ikmih,2 3_,..14\-.,NR..7. 41...6),NE,.1,_.5._.E._E.,....,,...W.....M W.M. .........46....:,,,&..... 5 as:..:-.:silo:'... 1+4,617.................4..,.... .t',I, 4 al;*l• ,..t ., .---.. - ---- -------i t`'l • - -- ----- • i IN TER S TA TE 405 ..,.... • i __.____. .......__ • --__-_•.: —..." .---.--. -- ---% ____— :-.-7.:7," -) ) • a.,' ••••-••• 4 r- -- ',--., -• • \ ,:f • • ,- ..----_,.- . --------,,, ,.,--,.. -, g• -_.• 7--;2:.-, . - , „ .... ,, \ \ , .i)121.:::11„=._ til, , ., • , , \ .,/ . _....... 9 . AIM" .. * • - ... i • . . .... ._ ____ ____. ..•..e---- kit, • m.--.-.4. .... ..W.---...t7,.._ -,,zr;s:,;:..z,-,,\._-_,t._ ...::',. .1•,,,i•-.7..t.:-..5'",:.'1.,.....;.".!:::•......il'.....v.-,----"--- . K\ .0 0 •••• *.:1'."- -...4;(4.±`,--Z:t -•-."V 4:1,!:,;)::\\i'\\-:":*s i. :37‘ . DI \ 1 , ..-- . , .._ . '7,1 -- lir - --; ..eie:k.•. - .. •':•.... . . --- juppop.ow4nr , k -• ,,.....,- ,_.t. :42.1;;;e•4.--------.--- ;--0---...-- • \_ • .7. ..----,..* .1: 2...i g , 1 . 1 ..--• ..--:-. • • ,-- , • ... - •miora ,„Ix. ,..... m.:•;-,7,tor4g.m. ..• -: .. i. • J td 1 I. . \• •1 ( .- ,... . /.., ." 1 ..64' it - ' -"----- r— .., =7" - ..\---.N •• .'i.?r\1 ( I 7,--../ .'," ,.. -- .,, ----_____2_-_____,_,,, ./,.. .\\,.. , .-. ,. ,.' - -_. ,.'.. '-0..1; :1- -,-''',•,.. .-2 . :; - ; i ffri 1 / /9 - ..\------------"Ir/i -- 4...-;,-:...,' . --- _ ,•:.'imilar --!_:.- --.... , - • , i I ____________ _ .--_____Jz° - , .-i,••- vr,. 4-7, ---,.--,..--z-7--- ,--_-__.---.... - . 1 _____,___.,....,/ " , NW "" ----..".M-- -, .4 !SA, ...;••••,,e-e -4- •— „. 4 ,I 7,,r, . - ..,.-\/ , ... ,... ......:.._\ _______,,-._ . .,,.. ....... _ . ____ ...., .....F. .,. ,7 ''''..i- •,........------...........';-"--' • ---t.t.x., C , 1 t. .I. ,:<•/ j I /• .,..2:::::::-- \ /.....-7./.;„..---.\-----17---_..----..nr.:,..-.-..:.--:.____"::-.,..,' , --\\A .. —i--.--- ......—7-,...„-.1.•._ ,i \ ..._-_,....---_---- ..:74.f__:-.„_•,,::2,-3-::1,.,,• zi 1 1 --- - -• •r:;•• •',.--._ , . •„. •. ..-_--_-:-.:.:::::-.--i-7.-..,: tz,- 14 ,- ..\\ ... •_,__ )\ --r-f ---- - ..,.--;:- . • '''.--' ..--- -- ..4./..i C (' .- N.' /• : .(// /...'....-'/'. -4 -------;--.--:. :....i7-... .7:-.7---:-7.-::\\ i \\.‘.,.1‘.\'`'.77-1----.;"---:---..• - '-..,::.\._.....,.1'.; r---- / 1\.. 1 ' -.-:-:"..f;-1.t1(1) mt, --- ./ / ' .,.3.‹..*,.;;-//\CD \ i t( r.:',--..,.-7.--,.-2'..',./7.,': , .,.*:• / . ... . . ..... . .,..,\ - •j-').9 ,---._L....-t”-- .:.- o! -- --' 1 (.... :. • ; ,7 . ,,,.. . -- --- .,• .- • • ,-/-,.`----- I . ..\\1 , (-----,-,-,/,- •••• ••• .7-' -- . 4-.sc",--0-; .......,(A---.....-:._.: • -- ,:s•-.-...• r-rs....N\•-.---1:.::::::: --.1.:":•'‹.- Loins*arms;I s‘').''''--•---7-------...• ,/iii::: =-.....- 1 Cla ' ' I .. -...'. '' ";5:0:--;••• ••-7- - s• \:.:' I \ ---- -.:::-:77--,..-,. ...S..---/-2- -,...,'----... --- .- .;/,•-'-Th IN i /.. 'r•:',.!:C;•••'....••••;sr,,.)--....' • i ( / '.• ./ \ ',I ^) t \ ) i ) i 1,,I .... ,, tr...., I --- .,-- , , , \ \...‘`..I i ,•--------- S------ --z.:..-_ ____.-f-:---.7-----__ —...:_-_-;.------'-'../ /4". '.:N.• • ';', ..-";.,•::"-:,•.: .--:::•-•--__—_-•• r\ ---"\,1)( . • ) I /I/ c"?'-'.--' • \ . , ,-.7, Y % • --1;:*.••••••-::-.7:-.„----7'..-.:4,..e,41 W- . ,- 1 •-•-"' , ., r,..._•:_.:;•.__7.7.__ .,,_ _w„ , ... „ak v ‘ 1, . .. . . .-- \;t ' '•-• ) \i „. `--. .', ' •sN • • ..•...,••• . •:\ • \ ) \ \\C\ )) 1 1 . - .,..1/44 LL'..\ 10°. '•, •tit•.. .• :•••••.,.....e m.' co \ ‘ • • ;, ..; - • •• • .•••••;:k. •il-T4 .1 .... 1 ....' a•-; \\ \ \ \ \ )) I /..•• ,,) 0 '••••,...'...-' \ I I ... .....' ''\ :.::•• •.. C./ 1 1.tglit/10110,yr-"-' =reirj...p.); ..\ ., V • •.• • .•, • - .• • ... ' \ ‘.• '' 1 i 1 I!. .1.'I / .a/ .:ii;...,1 4 . to , • , /. - ‘4,1) ---..--..... -\- - \ . ......,..• •-3,1,., .,...1 1.... 0 . , ..• \ ; / \--i \ s••••• ;".,...•''.>r•?Z:•,,,,, 1 fiti..r ,..,,a.... •-"...... -.3 '1.1; ' 1,. • / • I.' ' i . _.—• )) l..(.. 0' \\;1 \ -.....,,,- „J.. -••••. I_f - Ins, v\...., ,,,, '--'-.?=-..k•- I'k's.. .• .• — a k \_.....A -`,14.1.,....f....„.. ::\.1 ,.............-E....."---7.,..---- .. . , ‘ ....- '... . ..... \ '•a,...,--...... .s‘,. ":„....... ..<.:"...•ITe.......;:ln..tf. ....---- ....,.,:r:;.,...••A...A• .,.... .;.•t --- : ...--- \\ \ -er:-"-\--) :."....-•1 .:.:Vc,.0.2-':':.'--‹ 1(--)• ..Z '0 r0 5• ..- ( 1 --t -1- . , •. __VA=IVA LL 1•I \ ...••••"-- ./.-- 11.0 1 . ......•••••• ,u".- LA16 7.\ i:i'i 1 ' \ \• ---- i'a e...ti?Z , f'sILV---- PLAN ------ -3 _2.21- I ___?2.1, N,--...-- ..:,4...; .......- ' • . 1.4 P. ? - OR 1 &1 Irs\jRL__, \ ..../7...'" ....... r arravertic WALL AO REOURCO . __Pri%CEJ 0 0 riE PL,P010 -'.....II i 1 1).‘ . . EMERGENCY ACCESS ROAD SECTION • 2 . t"•50' gin . . ) .. . . ' . . . SE V4, NW 1/4 1 NE 1/4, SW 1/4 X SE1/4, SW 1/4,SEC.5. TWP. 23 N. RGE. 5 E, W.M. , ••• -; •••.• . - .,..„ . : - ' • 1 -....:-.i.... • ;• - " -1,;;:-7--0--------;;•:•-*--'-• - .- PI .• _.• • ....• • ------ -- -.--- --- --------\.:-_-_--._:::::::-,_,,,-:;::i..-_-j---- --2•>-------- ._./ J. : :: • te,i1 . -.. _ . .. ? 11 • , • INTERSTATE. 405 • sf, --)74 - __:---.----- ,i,,• /4- ');) .-2 -- • . --- . , 1 ;1;. • ,,,,,, ...--- ---- ......___ ......„.;.;---; ..... - -- ....,:.:1___.„-..-.. --,./.7.0-1...:.k.. ...,;,1--- cc:-?....•:::1;/?.../„..2.:.....-. ______,--72:...,„'::::,.,".;(-,--- \\.,.. H ;\ , _..-.,...„ \\„._),), .\• ,... _.--...:„.4 . %.% ; '\ J .,.. . Ilk ,'• / ..- "J5.,:-1. •P--'.‘r----.".711:;;:-::: --..;::r-'•7•1;• / / . • i .fr./-7- --'''-'-:-----±. ''-`-i --giici-----1' '':•'' • . •-•; ::.S.i.4;.1•/4?•••,...71.-.V%r•--0,1;•...:;•\,..1/- . \ ( I ,,,, ,. --• . .•..• \\ 1-el•:,:1::....- -...,‘....4.. ( els/_-f --..:1.11,- 0111_,•pl •ituj,„ ...1,4-.5. i. . , . •••••••,riez„:•:_::-.-:-,.:•2•..,-; '•\,. .....-..s^ i ••• -,---- // - • .., ,. ....,4';':,:•::;.%:..,-. ..,:f.:.. 1. . i:.p,./7-4,.. :,.;,... ...., -1-,,,-.F_ .:, .. -----.,-:.:_.0.____, ,.,. ,...r..../. ;-.5._4;1(,::...,..--• ....... • , .-\,-......?-• , a_ § z 1 . - , ‘''' '.1)\.\V::-'-""-- j//' '11. '. IF 1:41)1,4t • .t•ii .' - - .1. ., 210+..i( ‘ 4,.. . ''''s, , s:,'\...,..\•;•\• .....'\l',----,..., ,.,*.__7-','. Lj. "'s Ai ". :,..'"1 • . ••- '.' •, :•. :I a•••••././4) -. . '4"• Ille ....,•:\_ / \. , -4 1 . cf...'•.. ..•-. --- ,:"Fi("*"---;N we.. . ..."..v..•••,•• 0'-'r:'-i,•:: .:.4. .„;;;Z:„-:--.....e...:j. 1r .e.:T........;.. .s ii‘1, -o. . .e 0 - 0 ,.' ' $'',I•••-•:° : *: g .,7 1 "P.-.,•:.:P.;;- / , ,\\ oci,• • - 1 i la, Y,,..”' -1. • • / jt-....-.7.P ' 7. .-• • 4..,. -'A •,• /,•/,/ COD . A •7::, ••••• - -1.=,....; '.- • ' .4• ••-% 41 . CC.----'e'•4).4:' ....PI?' '.4.. id''''fr?---. --*-7 "./....\\N.:',Y.94'..‘:' ,:-.'4.4.1.) .000,0t . ;:.,-.. , ---•-•.- ..' • A S °1J'0!..•••'.9 I •- %-a-7-• .):.' git. 4k-••• . ' ' 'A ' e'4.1%. .11. .A ••••.4 .7. 1 ' ,..,/--- C\114/. c-... ip?.'..... ....4 -.- 4.4 -S' sil -4 ".tl.w-2: Vi- . - -':. "4_''.i.;.-:.:,. ' ittt, ..;N.c• . ...-.;';47.-•• .•‘,' ..,"‘Niw--, • 44 il./i --"'-‘1\.0 • • 'i ', - .;-.:./ •• ..itlib,:.!..,,iii...›...,:7,,,,.-7 t '..r. U.'•, 7 7,7u*•,.•;.-z,,,c,..,.,....:.;- • 4, „: . ,.-:... .;\1,......:.-....,,,,,--)\ 4,-,...-;;;VI-: ..„.7,6_2.41, ,•1 y......' 7;" !; 11 • 66 ' ' ..__.,__,4, "":71-, -"2:-;:ii, ----% 1.0 .14.1,.-A-•a;Y. .-9- :.... . A •‘``-.7.•':-14,";;P-' .1 / V;V,".1.- ..„4---1._ --:. .; !ae„:t1447P0;_, -.,3„'i".140''.1)c* --94- .....- 13° 1 1 41 Z.....<1-• :". -•;--.2.-. .,`...:-..<• 1 s_......l.---,,r, , ...., • ... ... ,, ros . .\.. r or)--2.... • lie.,,,...;&,,I.,v,„,..ii iNliv ifi. 1 2! -4',•/..,• „7-7,72_‘,.f.:•;•.:4.... ---4"--1 /_.4' . •-.11:&,.:-.. .0.,,,,./ ...t. filt., --)-4., rp-r:r oil lei• ‘ -.• ..._, I___\../ ..........q.r. ili: •<!:•-.'.....(),A .t.' ".1 i LC' .'••.-2-.9° ',)-y: 2.,.. -- ....,,;.--44.00 ;-----z---- ..'.; .1 , -- k._•-,(/ •.....,-,A-, 4 ••1------ / r -\ ,..• - .,,,....4%,..1.1, . ...,.' /).(e/ --- '''... 1 -'':'.:'1..r) . .ezia4 - .:?, 6:-.,--,,-,-- • 'I% •-4'. -:':' s'.1111*-'''. ---113-.1'";;••••11.-. 1 ..1---- ' ••••••11. CC.:-''- t.)) -- ..;..k..'(,e'-' ::::::..!.::. .3 .. -•••=c•N '. '" ,.. 1" iN4 ,.....c‘.1.‹... ---,--....7-:.i/y/.4 ,-* -_:-.--:-:_.-,..::,41 \,.) i ,.,,• 1,---,..., - --:::,::_---_,.•.------- i. 2- - - t . ,../.. ....,\ ..•.... ._ . "•_•_._ 4......._. • ...,....„._„....v. •..... , , .„ ,..,, , ,____,.. !)., L...,,,.....) .. . ._,,.. .s.,.., .,...._ "i,...,•• .. (:\ ,..,:...;.5-__ / ,.. ___. ___ . __„, • .... •._____...z...„.......„....„,.‹..,„__•„_... • .,„ , , . ...,., li •• ..... .. >Li ( -,----;--":),:-"=-,-;-. ----..:'.-----:---,- --- , •• ,/' (.-**, .1 \,.,,,„.................... ____.-/ --;• IZ =--- -• --\4'-:-',..,--- --1,4,F------:---.. -. .-„:„.7.-,...-,. . .2 ,_-_,,.._,____ -3 - \•.:\'•"'N -.•!. --/--°--1 .j" -.-__:_.-_----C. 7.7---/ ,‘_-:4----,rci _.------ -•-•---jogr.:__-•-•-/ •-:::r..:= 1-o• • 4 • \ ,t :--, --• r------------- ._:--,---,...-----.:----------i,„,,,,.!°N--= • k . U •• ___,..- -- / -------- ._,.„ 6.1 • . • . .'• '. \- •"--, - __,) j _i-c:---.----"•-5 ,r'.----:-,; ;--z--.,_-:---- ------. .‘'--•"-'-- --.'Oet: ..Vf•'''- • ''' \A / ",:'\...‘• "----L.:- --_- - ''"...„----!---,......,„---_--.---: _..,_,--_.-.-----7".,-:-.---- ------ S • .,..„ --- --- .. --- • (\. .......--• ...----• .- ....--••••••'----- :1.- .•!: .3 LI- %,' El ----'' --- t ,i • ' \\/ . .‘ .'....5:-;:.----""-----.7:::-:'-6. - ... ---' .A.,.---- .--- 0 01 !- ' • :\ .--."..----:--;...-<-;- - .„„--•---- ........,,-. --..- ....-:_:- 7..„......•-----. ...-----..-----. ...........,,....,.--- ta tu ::' ----".„.;--:.---;,' /...,:>___•••..-.<----- .„...--- ,,,\.____-----"--...__..„--„;•;„".--A--._„ .- ------------ •-------'"-------- 4 j!....e----, & k /... 2 ' ..------ ..."........ ,„,-."'..f...i'. ..7.-...•....--;'--- - -'.--;.:•'.-'-"-.- II „..g, .------- -- „,•-- '-' • ...---- ..----- .. ......."--- ..•••-•'- 0 R i 6 I 11\)NL -, ., •ss , •. „,..:-.0'' ' :••.------.„,......"" ..----- ..----- ; rrt: PL- n) . ..„-- - ... „...- c --- .. .-- .-- ----, .....-••'....-o-.i-._. •".-...••-.-..,„....•,'.,,,._... .-----_-- . . . -• --...'n-PLAN --.."Millir ....."-'-L..''f.'.s.• "•T i • \,\D.,...... .Rt - " " , : I.:50. ., . LL S ATOt,W Ei eCI ArO,T MO- r_Mr _ooIrr"TCCiSEUcoMMR orIrEIL rN CoCTCct.Dro'r.-r'i'-rW•-' . tiIiIi orlfeITtZ•:.la74/''"" kg'11'..•-CiI*1I..I.l041•!0•71; TYPICAL ENTRY ROAD SECTION . I 2 ....,...... . . . . .. .. . . • ; . • Gan.o y •. ... ,,. .. .•...„ .� • • • • • . .:•... �� M ... ..:. «•...,........ ,. _-�cr;-JCJ_._ �•-� tl I I^ Y ♦ l-p�---T--T-----T__.....- 4- -Et..-- Nu_ :: • 'f y �� N ©-„ QQ' :=-t-r- _ ra,x s� M !1®Om; d t 6]t I�01 _3,,,, Ti,� CD;Q ay 3. * s a E: --''4, :s�h> ;� ®. �� IE1 9 'S 3 •1. •41 it r .® s� I"''°� o !s 4Y R + -Opt .•,.-.-�- •a .s +� E t w -8 @' 1---• R-8 0 !---7--• s ' - e - 1 ..:ate L....Q M.0d s u 0!-1 x---,-N'-8- !,- a� 7N 1/N330N3d. :— `4e: V.....�q��{, ,,N� "8 _4q, _1a.4 ;+6��@@,� Z ' e Ar a A'._i _` e, .t .a ° • `.1T C 1 iT a'aa'uu aH w(J 9;d,a?. - 'R6�'4 1lA oe�:� ; ti,�gIT7:131.1 11 '®1..C3..i pe'E •j4�:Y Eli,IP a®p�6•..1-'i-.T°a1,�`t�'` 'o: u• /t'• = 3 1\T �� . �df ...N.-du 1 A:. r" ¢ ran 3'N '3Ab. ,/!/i�N33ON3BV .I' .v�7�1'}p� - + �,. ,,„[,. +` 413Atl a N330N3fl�G r`-' ,ra �EF&i C.- Da!O 0 3 1 m.' N�;f 1_ X Y ,"t'•w Q i I® ''V,.., •it `F-,ie B';T '�'�' 5. I' t. '' ,lt tL I tl51'®, �p a.a y,},7�!! II i.. ., ati r E'er'•-,.-.-:3N_s Sa• j '3Atl N330N3Btl a 4 It - + N I F - t,.. 1�N C7,(� r __INi__`___` ,• ._3 F - �j .-.3lNON•W�•n_ _)0 •—'��y r. •s [ 1 I�! m0 u ',00 � Y '':, )2! .'+' _.___ ?' I Rr8 i] Y• i PaP tt9fyy' �b� i 4�, 42 • CIO 7� L C' N I.� .F. N' �+M a��•�.!•��T-' '�i N a•• �rl•i�• ;���5. � � -��'G6 � - � � ", �}'•01:�Si`a0� C �� _ smsni '3N•3AV•A3831NON• 1 g ,o m f..':.r17,i`aat .1� p 13N31 •D_ • }°� • ? GGLO :�. •s__©o N S E�ry K 4 4/ �V ��� 1', •g6 -T'. -t E - -I.,L� L' 2' •......d v.. 1 Pti R'-. ;DI} a - Fl-8 i E. •:. e , 3N V` .n-At' ,3j 1] 3 I R-8 ' !'? N ,«N.°.: '. _ •13.21 ber a.Im cm � A, 11�' �ry1ssee,,AA q 13 ''-'- ... ..,- a ,i.,,.r1i'•==ri-: a IHi• 4�E •�%: ! 31 Nn a.�.a,...a.w cm ... r=-:;.. J ` 1'J•-- __— ►�, t Prif �'C _... i , _ .. El y ' .. �.. �I S!U S!3 • z e.Naln).a�.mclaa +`; : '" 'e lls 2 `�'-__'v' _-:_:.ram•?`' l �Y `47 I QE5' 43M1�- •3AV NIO3N1114 F---W,• ---- E• E ,L •w., i I �. ,ea E la N ' '�' la • . ' N.E;] T 'Y'M L7-:p _1.4` I © m ".;$A a:�. �".-.. -_�-ern_. 3N 3Ab.Y].A13NN3Y• :;---,:i- �'�' N to-np— •`,y,R-C itawm_Amsrag �g., -'�lm V!p atil� � I ,.. .... ,.^. - - �. �_. • N '3N '3Ab. M]IM3NN3M `V ,]['-____.- "i11 I __ Rs TA-TO rri .y 'r9 00iN�7It 1 I EJ D I £ / - �.. '3Ns•. )� Atl -• S3NOf � •` •F, e~ .'3N :3AV. S3NOf a • -'I it*EV Y, ' ; : . / * g ?Iv• C� tg=HWY�'405�h=� ` USER 'is L �..,». ...a,..w -Y >s— '� � �NTfRSTA _owe I ND ._E =-. `N O < ° r THE BLUFFS 'S0t;=VAN=31V1SH31Nf^• ��� �`;{►� • "� , _.. a r Nn4raN pP aloe 6knottD�oa4 m ao! ,7 �`,,`"e• .''. 1 0�\` AT �1� r�r•+i1At�y 1''• :=� I ��.1��(3� • {. z LAKE .l3 f�M1:Oii:°�" .. � E \ ,V,,.� c9 {W - , V MO •3N . + dr saN t '' e { y •s o� _ _ �° WASNINCsTON c i - :\ Cs. -u i ��_^. • O\`,. N' �iiuJ •v ,� _-- �� l r " • • _W F�HIM mL%sGTQI `_R "" q 1.11CGlN PREPERNr=TAW 8 " H, .§E3 EN. > 1=1 •.a ,� I.,� 4o- ±,1='� p Qo"A cP, ....A AKE C _.:c::Ya..._•. ✓ - jai OWN mua OM c + o O O 1. 3,5 O ' • • W L x.amu xrnry 'n'1�� 11147M 1 1 3?��i sx O OOO _ •-,,.. .-P-1, • , •.r/2.c:.L y,R _A'• 1.. ) '� .04: -*`4.`\"^� —_- 0 1. \ _ • ''„ ` to - ''� �. '•.l '';i'' „+ f- k .�� ,.'\ ....4!- SHIN.-- ev- E Z • G s . 1014 97131.00 ..;r^ 6� O N N = ' W p sl 11 N 1 -. �K'� /'-S0' \ = p PROJECT No. g GD • LAKE ow \ v` k yi.0 / , ,, :. oa• �. DRAWING EMS I •' NEIGHBORHOOD N e x o DETAIL»+� 22 SH/N�TD z a `` u 61 % LAKE W 3 4 °� O SHEET No. 6. LL ENEIGHBORHOOD DETAIL MAP 0 AOO.02 e xxe.r.amo-o• ,7.1� ED Z • ROM WA WI oe MtnarNmier �I 11OMC Wan.Q,nC M ,rxO __ L 1 • • 1133 i 1 i \ ` �� \\\, ,,,\,1 , . . :'//I I I 11j.(1'I 1-) ,''/;... '4�Mili1+11 1, • - (1 4 / -I Iil'II IIII°'°„l\l s -_ ,, l o, \\\\ 1 1 1 l / i;'/1/ r 1 1 111 -,l';'i, ., "1, 1 i/7,170 r III II _ `\ l / , „ .\. ",.- �.�-7 d�' '�} LINE \ , r III //-//I \ '�g4r Nf+,('i,/ � ' e. ! I AwQN / I , +,+ \\\,\' 1 \ \ .IIrJ-t 1 • \ YpjIIJIq",Il�i / • .,� F �- aJ��a '//gIII � '� ! 1 I'I,I;I, 1 74,, - , 'III �- • \\, 11'\h \I I I I I � I IIiIly11'IIIlillol' � 1 .•�� .III I,,,., ._. L,, \ 1 \,, 1 '.,1, \\ `'I 1 I I 1 I • ,,:,.iI,IillllllV•!I), ,/ . "\ a , -,\, 1,i, \\ ,,I I I I I 1 qm,._i.. J c \\`\' `u\\ ', I \ iiyv,,., ece _ J a.... „.L• /// _0*. ruiIt�',i �` I,1,t,1, - ` , \.�, \`�\ 'In( \, \, II ,�+Sr;j.-5. i ` hI +rGiIi1 IIII i1 ► \ "I 1 ;l/ I„L � , I 1 IIII.- ,'4 • ';1', ,\°;E', . ',,, 13...-.i _+fi,,( Igat Y' � 9 �r«. I� �I,1,111 I `, `\ �, \\,�",t Ili.:.i:b,r='L r°;a Az , I�` L a III �� we ,^'•�' IIII IIP \ v, `1 \I\i`n� I, ,,,,II il1l;,y i l�li,+ ,Id'i�' 9 ,. �L13 f itt�►I i.... 1',,:. l l i l . s (< i ulumm,b4 U4, Ill'1: l n ����'',n �.'u:Rpm IF' ``^� {� q I�I I 11,\t'�,,v\� ,p1,44. ' a}i,/,,;,,,,,,,,, 11.1\, 1`...ii •1,- o,ii "a. Eii I, 'r ;!1j1"Ir `„ `,``,1\1,„.„,\ • ,,,,,,,,k,, ,,ill/:/,'/ ,J . s :_ji l- Q i ,,, (,,. IIWI,::,.,r -�,,,�\ .q\1ryIIt,Y+ I,,// ,, __ 4__- _iu 1MR� I y. prlllt'1�1(\,`,,`\i',`,\, O At,a ,,,,I, ,\,1'._ = _- \7!1 ",10. i,P� qiiIII I,i ,l\ � � I QtiY: I 3pp \ a, � ` ',1"I,n`,,• ( , \..�_:'-,`�_,.�1•� /• � �,e AAE ' F"� III `\ `\i\1J'',P'`�11�``� t�C\�.. _:�:��'• "",;i., .i/: ,,'/,�. r a ,.1L`�' Imp\m. ����}}--�'1qq I I n Ll' \ \\„P`\P\ir `\' .. `I II /:. //74/////� 2e. iy.,,� i t-,111 IIII \ , , , ►\.\\ I �'�'.,":. p/ // �91 i III""�`���7�illl l, I 11 • \`\,\a,\I',1, •: ,� III! G✓�'4, VI wy�iti , 9 {3�'"I c'I'I`I Id\\,, 11 4`,I 1 I //// %- `�.r-_R �IIii1 \I I III 1 `, \,,\,`,\,,,d\Pa\',\O\\\1111'F�I ift„ TI R101 -tiRa.I:�l {��\ d IIII Ih` \��,.\o, I\\\11'\\;.111 111�IIIII .tc no \\ IIP \ ,',,\ `,\,',` \\0,1 I III �jIk III'. b /S IIII Tf ,\, \\,\� IIII ,111 IIll . � i`q ,- .,r _ I! III 1 ,\ '"a\,,\'„\,\ I1ti}iii//IPPIIN`\ . rr\ I;� ,.. �ath,lilyiII i,\'\````%,,\iin/ )1,0( 1 I a\\,\, 4 1:a .. ,,I' ll \ 111,E y 1,1, ' i,��,`\,q\,\\, � \\ „r1111\\\\,\\\\\\..�i' �`T ,V 1 ,tip° .,7tn'R,�' �•��11 Ijlll�llle Y \ \\A\\4\'10aft 11 I\\MV:\;\\ 6: `3:-.;��"*a3� 6'';4�11.4 `g1 gri \ VII11111+ . -< , „' ?,,,\ \ .. �:..� ���1. �AY,.�.' IW IIII\ ,\`,\�`,`;`„,1I \`, ��i � 'ter,:✓ + zi 11 K IIII ,\, \`''"\\"'`"d ,f -:1f ��- \\`I11 I)11 i A r ;;1,'4 '. G ��,O. 'I IlIi `, ,` P\`\U\\\ ll.;IU�'��_�'`A\y�1 I I / U `4a R2Z.. '�`"•77 l♦ ^ t��I. /�I \, ,\\\p\y\np\, a - 1 I I Y' I I i.1 /,/ a /',R��1„„ 1 iii A, I �� 1 ,1 ,,',`�,,,�pn\�\\1,0\ ��'�����\\\III1ll� Nhl(//i�i��/ /�/%�"�/ ,'d�a , / � 1 � �H ,\ ,\o' ,\ \ 1 III /', // I // t`� „ \o`\\`�\',,P \\\ 1 II III II/ / Nl j I I/I / I1'1 �...t��.\� > l�\.i I I�I , ,, , p\,I I II Il / I/' If 1 ,3✓ur, T iper_ \, ,`\\P`p`\,\°\\ /!if,y(,[ � II1IS /`/ I� � (i/, \, \\\ ,�,", I1 �'1 �\. ,7 _I.. \ t � ►�1�11111\\\'1\ '' \ \ �__ �`�i ' 1 I 1 Pi `,\',\\o\\„t1``! .\\;�Ji�\\III I j\1l,,,,,III\�'• =T�0? II-4:109.,As,,1\no, \` . !1\I\°y 111,1fj11111111j,,11♦\ .�� ‘,•�•.(►_``\ \,'\\p\u'`` `\\\11i1111 III, I11I l�4 5�:•-����\\ \� . 1�- �, \I ,,,,,,,d�, U �/iLll I I I it( ,,----/ ",\' � `z 1 \L\\\\ .. \,S ,`\�` 'I,I✓\ I 'ems i-=:���� =`� .\ �\.�.\ 1\� D o ,``,;;; ``, ,, ', "ire':==- A`), lk:.1,t8, 11 ,, \\\,,\\\\I U, -=_.--5;1\1,11'\ 111\1� I 1 \' I/I Il1 I, '1,\ ',Q`\\\ti\_i � -)1IIII\\\ 1.'"1 ' I11 il! 1' I . \II/ M. , \i i ��111\1 `•�\" �!/it l� � ��%'� �Iii// \\II II \,\\[,,,,',‘:,‘,\I',Ivi,, \\44:\s\t.,,t---,--,---5,---/ ,., '11, \\Ai, '" I ,, \,ii'., '\,,,, \\\ d111111f1'd i R a 1\`,`11\1,,- `\ ` , 1\`�,;,,, 1\1111, 7 IIII Ill , rd� i,;,1, 1\ II*', - - II III 1 ' \,\dp`,1. 1 ,', " h19°11F _ avem, IIII 11 1, \\ g pp �g 1,`;h\'�'\111C,`\1 ' 1 11 LI"I,•„ \, _ 1 .1I Ij1j 11l 1 I v 1. i 1 9 4 a 1 1 1 Al A " i ,\ ",1,\h\ol.,-''. \ 411Ih li'111;'� _ q$ 1 1 11 - ggg pp � � ,n II /': S _.'i�l ,?IIII I1/�1/II \,`,� ` liC R 'I I�',l,01,',1,\- ,1r',II 1 .11�l1'It JJ. _ - ' 0 jjij,.i' I I II' 1 i �. 1 $ a 8 e5 'I''Iiii'{i \... . ► ,I, d -' - iliiij,,J , ;. I I ,,1 s a E I I ' I 111 , ` ::: ".;!;pm,, . ,Q�' I 1 - _II ,,,,, , ,I Ili.:..•. . , ../,/ • l III/I, 4 ' , \�\ \ p 1 l l., \ ., \ J , .. ..,I -- 1 • \,,11 1"I I •I(II\\\\111., II's'P,:%//III\\ 1 1 III I,' ,,IIII', ' , \,,,{ \\\,11\\' ,,II;II,//I/i/,,IIII„',, I I ' '1'l",1 r'111 ,'````_Uv II\\\I\Ii111111��Illjl�pjll,1\III\,\\\\1♦___,� l',�\�II Il,l II I 1, f''1.-- 1 111\1'11I1'II I,,il,l111111t.,-�-: -0• 1I ;I,I, l I� ,1II 1 \I l'1'111,,111,111„I .I, - NOT FOR CONSTRUCTION - CONSULTANT COORDINATION PLOT OUt m i IWE • WARD In IY ®I NA 111•WIM MI MAIM sa let MO NIILIµ3LOV12...0 R • qC F I i Ig 6 . • 1 1 \ ( ' II'lll'lll�� I y ' I II I 'I'lu 7{ \ •'.c)\\� '.•'\\� \ ,I,\I1\\q't i !� �illiliir-i--:. I1;'ll:''13i '\ a'" \,.. �\\\41 10 III I�ffl'II. II fell IIh y '111 i 'i I1'1'. i�`i•GN .INE f �\\ ( \L\ t"_ 4_` :.1�. - - illldi`'-I IIII ii: . I uii! l III_ In _ i I ---------- ,, \ ` IIII li. i�,�+i\\ \ 1 \ �'I\\ I,„ \ \t:�'?,,\f��,,• . . - .\ -, Ii:1 .I.\ \ r. \ I'�I I �fAPs" I II,\ f ,\, I�1 ',_ /J� "J�� �_ '., \a\_ :'�e- , -•--�`y<`-x d`,t:�\II 1I11lIlllllljll ;,,.�,�,!' -,,\ sk'�'- '-'-'A.1J;Ifl ICI IIII I, \\ _ "\! !!IIII{.,,I I\ \'`, % Ili jry's�1�" ili,\ i 4 _ 1-h II))ljidli .. -�' ` /'/' .��lllllli11111i, \ _ _- /df�n '•1/i II 1.�1 \1011 \\1\ '� ,. , /•• ql IIi "'�71:7 1111jj111[1 < •',:,." - a.r ; ,•,; ..�/1ry,;1 I \\ rr ,- irIllillllllil I117( /�,,'. •r i%sip l �\ /i` I III I I 11 U ®g yI1 f:..—1 \\\\ 1 \ I► '1111114`gl\` l l l f l l l l l l hill' a .: -%':'.;.�'\ \ , \'\ � tttlll�xxl tul 1 ill III �:' S.• Ad \ \ \ / ' C AV i�WIR1 `\�\\Ii,.Il;;illiiiii iiijll ••.,:3 s ;=�l'll 1 ' \\\ r r y IIj IIII1�1\\'I !!;IIII 1111 S" H L - � \i1il \\\�, Y\ ` �� M` '.;gig�f! i 1 l I n _(/II r.�IUUUUU , rl 1 9'n,,,I - v \\ ♦ i ,.riir yip III 111 n � •�I ,'I P �\ \\ �1� "44�� A�/�///,////f lil I11 IIIII�I '\ �I I I I 1 ,„ l \\ \\ �/ 0 //%�/110//////i I IIII`1.'- 1 II I II I 1,,' j:� // I I. IIII IIII l �:y;�, \1 1�11i a� , I " \\ � / �//� 1, 4/l l IIII! I I I'\ 1 1 f Ill v �vvv v , 4747//y�ll4/h,l111i1li \ p , ( 11v„„II Itut,lly,,_„, iAlihl v v V vv\, �v �. '+I �' 40. 'll��rr4i�lrrrlt',I" !••1 C N—a..i, fl iji 'I/6/n — \ \\, o . +'Iflrri/,rrr/i 1 i l 1 1 �, I1I I II�' n , \\\\ \\\, \ \\ '(� l�It fu l I I I e l�J!l ,:' 1 li ` !/'il-- D\\\\\, \�\ 4�� ` ,,,llhal"NA IIIIfi i I�;,� ti ff°v �/ i!I _Y_,-I -p. 1\ \ ) \ r' ii\\ ��� � 'r��1.//¢r i1/Ul l'�'Q I I I I I, , •rk.. _ / �,� 'm e�,�t \ \ t Eir- ♦ , „' l�l 11 III l'."7u;- ,'•,.�j/i � —_ I CP \ I/ \\ Ih IIII 1f/ir,i'%' � !�, 1�.""""�,Il,, Q r, \ \ I \\\\ % , 1,40111/". , .IIII I'',,, I/ r, ,, ,fi ' t i' �\\\ \\ \ 1 \•\ iIy�(Aµ`IIIIIIII111I11111111IIlly:jj '' ♦ ,.o IL;a. ri ' ��111 "}\ \1 \r, r ,�� IIII� pIII1111UI11 n;•:;�;.,' ,. r %,. 1�= ,n;�a 4 1_ �\IIII �\ \ \\\ l0 t.;;`ll\ ►\ \'P;0llll0�, , * , 9r / •I!Li .,, ., 1d\\111111I\ I \ \ � .', ' \11'\♦♦►111IIIIIp11I if ':r\'\ li,;:8 III '�j. f•. �1111III111111 ! GN 1 \I 1,-\.'W �_� •1\`\`�:,'\\III10:,l,.„ Iv.<c:.r:\,\�t 11,,� • r•3. ',•;1�1h11111111, _ \ � iVi 7\;;. Ili\\4u1\�QS ^'1'\II\n4llllf�_ r l GHr. r _ \, ��I14�� 1, '—F � �`''`•'�a��7 1 ` • �\\\v\c\\\•„Ilu'llilflui/1�:-=-��_ '�1P`''1�f_6 'i•E-�:=\\ \\ Illllillllnll - II i Q11����"S��a\\\�0\1 l III dt _y=== a .\� I IIION � `�i�aa��t�\1�G��>,�,.t_== \\Iu 16 Y.. ' • \\`\\101,111III jelll °I, /4•a '�` �•I,!..: •�,\\>:.e:::c.__ ,�. �:\\,, I y �2; � :� \\\1 p1111I1P111�11� I Ili i @ y MI,.,..•iI•' IJt'•,\\IIII;ill!II 3rI � a 1 1\I Ilp 1�1 1i111 .oJ I 111111011 \\\ gi $9 4 N IyPI,/fil li`• v l Ii f IQ 1 1 11\I 1 IIII III\.- I --( . l ♦ �ijllydU,/r11N1'`pilllplllll ,:. �, ;,r.� I IJ}I•I-t I SS '' 1 3 .. �3'Q. r 1111 :`1*IIIIIiIi I�'" 4* b. 1 i II Ii I�,111111111i1111 I \ \ 99 \ � III!!!\\.�\\1�\llllll llpli" I p \� ,/l \6.`1 Il�"0/1rlll1 � [9) i 111 I(*Ilk \, \ I lI � ,,n'�' I. 1 I I \ , I �r.' ,.III ll,l //ii h/i616 t "� 1 1 I 1 , 14I . A \ \ \1 - l' %�'-r -v>.% _ ,ryniiii ; ,Rih -.0. I[!3�-, 1 'i it l�1111t11pI111�- , , �a "'1•, �`� r9��1•�%'-.=; /f4fy•�l'I]iu�'"NIf�'/j1�.1..�l �ii I '1 I I�111uI11�1111j11 f \. , I r. Y :./yL,/ril N" ,,7 l4 l!! \ \ ,!p I - $";•,;,,I,• ,..� /r,rL• far r Am.�I' a bo-��- � ICI ,- 111111111iII�nI11I\ \\ ��,@, aa1 1 .Nv ,,Pli ,, Ili` N� %/V� !l Q (� fpr`i 111111i 11 I \ \\ � //;r/, 1 i I l o I,;i ll ; .[ /rill a Ili 1\h111� \ \, 1 I I�r /, 1 1 I I�, � ss llyhl ),�1 �d. � i I I II III I \ 1 �•-- I I r /� '////i ,, ., ,' fib ..,, '// 'll �t • � 'I III L I E \ \ >`, l I /, / I ... n'1 •r v„IIII.;' i / I 1 ---\ \\.\ \,\ \ 1 I j I '1 II ial I; :,'„ ;l ,a am --...,::;:_:1 ;1llfll\ —� \ \\ I l I I I , , I 1111;ll Illlll;i�i,; .f,r'�;,,`,";�i I - \ . \ I,\I`I\ , ` ' I 1 1 1 1 /,1),ill'iillillIIIIiI ,.;1 ;.� 7/P '/ ;. )I) \ 1 \ ,1\t, �'\i I 1 I i I I z'.. ;...,.Ili,.,-.• 1 ,IP . I� I . z • NOT FOR CONSTRUCTION - CONSULTANT COORDINATION PLOT' 111 C) tl1 w 11 h ZDD LO 1� f� � '111 IND O eg o IEg Fd dI 4 ., trj c IRO • 0 I9 1� ° N Ie • Mho m+r 1®r ti feraroAro \' 1 Mtn aar rsm rmIwsmm�rraC • xC F f I • . • 0 S S 11,S \\\ .111,p\ \ '• • I .PVIpA \ •\\\,.' \,II1111111'�. \ \\, r� � .\�, /,IIII,\1 . , ' lill Il,ll \' \v.\\\.„0,.,\` \ .:: \ Ill , / 1 , r I • \'\\•\ \\\ \\\,,,,\,. ,1''1111111ln' I I / ( I I. r._`-Jl , , I� .\ \,\\ 1j111;. \.,, \ .\ , Ill' lllf' �\ I I -�'I?' , ... \ \�;\' \ 1I'IbC,\\,.,.\ i i j .� , ��>';� � \\\\,11,l1111 \` \ •..' \\\\` '\,,,;' \): \ , I , 1 /'---i 1 , I;,II ,.,� •\ 11, 11, . \ . \y 1 r ` � \ 1' 'i ' \ •\\\\\\\\\\ \\,,s• N , .. NN.t,4a----,1,, ,.__4.,.... .,,,,,\ ,,,‘,N,,,,i.A\\,\,,s__LI 4 t_7„,_, i , ,,,_ _ e.• 171_, ' ' I •II(Illflll !l/lit?: / /; / 1 !I/ \\ \•\\�,,,.. . -_-_= -..� \\ I", • \,IlIIII!!/ /// / i � // / // \I \\' , )\ \. \' �`= - _ Q •:`\\j, • III!! /l // ilitill\iiiik I �� ,\`' ''\" � `�===_—� ��. .\\ 1\IIII\\\\� Illlllll/ \ , \`✓ice=>' \.\'\\`\\\. \\\\\\\�\\ i i�\111\\III\lllllllll �'"'��— ( :�`',`.,\` '\\\\� I � ���ice,\\\,,,\\\\\\IIII ,• \ \' ,\ �\T��\` i\\\\\\\\\\�1\1\\\1\II\I �\------')) _---'')•')1I I I I I\ 1 \\\\\\I �\\p\\\\\\\�\\l\1 , JI I 1 1Ill l0 / \\\\\\\\k\\\\\\ / 7/I 177 III II 4` 1\\A\\\\\�1\\1\�11111 I/.' 111117i (I ,.i\\\`-' \\\\\\11\1\II 111lllll01jl.1 (�\ !I I I I I I �T �\��0\\\ II\\\\�11\I11111\Illllljii�l�ii _ _ ��\`�\. j'� �1'.��\\,,V.,- \\\\\\ � t \ 1 I I� �::<�': .-, ,11 \ � III ..<\,� ____ , .`\\� _—_—_ _ _, �\ .`\ ; - ,11 IIIII• —__ � . :,\\ — __—\ \�.` ',xw \, \ IIII\ \.\ \ � _ri 0 . /.....' —44 ,&, -,:. oit : Y \ \ r 1 -_ • \ I\O\ 1 ` P , \ Cr \` c ,,\ �j\ ' ^ \\ . \ `„ \\ \ I I II1 t.. 1 , 1, • ,•-. ) ;11„,,) ,,\\ \ lIll II ,�1111111 1lll,ll 11 I \1 11' II' I 1\ III\i \ ' . I,,I III, 111III, �1 ,� 1 1111I 1 ' ',I IIII • ` ,.l=dti 11I, ;' , l�,g!lIll.I . r • • `"\\ _ •,9 JI',I;Ill I \I.,�I'o l,Ii • I I .III:IIl' I ' il'lI:;!I' I ! I ,\I,.,Ii1U , I IId,I III;Ir __-r IiI• 1 I4ti 1p 1 \',. !I III ,• \ \ ii'l;{ I 1 •�':1 , 1�\,I•,, 'I' I I 1 III .. '1 1 ' 1\I Y 11\ \1 I ;,I( I ll '-•..! 1 1 - ... •.1:li;;' 1 :',''/#,',. , :'POI'.\\il,' : - •,';\\\\\ • r 1 i 1) • \ ‘----- \ NOT FOR CONSTRUCTION - CONSULTANT COORDINATION PLOT g red 12 0 Icegse_% O zy ZDD Ql � ii0 yJ III A `� 4 NIPiiiii • G• ;ffiff.:*405 ._ ID ' _ Xl :n- nI �'� - �! ii jllll� a+ll= = � upon'I I �Iu� �II IIIIII Ih�= ' - _` il'll iI i56111_ `z.,6;' —9IIIIIIIIU_IIIIIIIIIII '';�• IIIIIIII1i IIIIIII��_,�ALIT,,,' IIIIIIIII •� IIIIIIIII, IIII I _ pq,n�0.aa_ GGLO oSr dSe 1� atrr,�. i� - erm � - � �6 (�1, l�� � lin mr Seem.ate. ,.IeIW°.'r n 'rin 1. 1.;� rk I e Imo. � 2 Cl' IBII.`11 I.:w,i`+'''li.ri`a+wo Mrs MO WM e,al ne! • Z z aipup—il�ujjli �IU1ni m,P 111 plpu, ,!g!ulI HPpIIIIt ll - , bbr FIlv.,ioP" MOIIAEST 41.Dt/ti • YEN F1Lv.In1 ��JJ BUILDING 2 WEST ELEVATION O IIIIIPA.III-- _.,_-;sue A 'III tuts _e,e,,.a,,43 THE BLUFFS • IIIlillll I tcs�11s AT I T-h --LLmi,IIIIf l LAKE =� a,, „��-ice a�,rG o IUASHINCsTON l\ �W S h J MUCH.aW'R,GTIN .,.uRKr14O _t' - • € i- y:fSi9t yW{u 4 G- u C-�_ w.IHIG:n ILI _ L PANDERS Z OBUILDING 2 NORTH ELEVATION F2 x ,,derv.at.,,,! w'.r.n' 0 • } nxALom.neP,.Rn.,a 8 -- ,. ca.ve,.r ewcuPw F— e. WOO r.....•,w mro r'CtO�NtRe vo a rrorrcwm':rrv.:ra::r:::(nti':t:YP.•J:•" .._..._.__...__.._........._.._ PETAL ornuw Fi?rg:': 17.1:}'r.::i:i^iil.:.:...-5 /\ C :<�._4 ..ssri.ersna�-wn,s ae j............... Ply, ���� _ _ :::. w;,;:^ ... cl-i=� >=1 �_ � -a .. vraevrzA Z nrmue. UM 8w. ^ LAP 1.0•13 1 1 i,��; IIII., ,-.6,IIIIIIIIIo!,,,„' 1.,,,=IIIIIIIIII Cilii Illlllll III ,,,,II�IIIIIIIi=111�I1IIIIIIIIi�JiIIIIIIIIIIIIIIIIII ,,!i;!!!!IIIIIIIII,III IIIIIIIII,— I�_�Iw e.e,, �, o..1� I rr. frill U IIIN/ 'ar �� ��s.-6``s``IU II p Y'� �� AL N c pdp.poP Mt O PROJECT No. 0 � =L � "III �� w .7�,I ICI _I /i �� o MAW! 0 97131.00. AO „r r=1 n - .,� IIIU _al IIII I a.! 7. I " e, a. U RRa>tEc TITLE �IIIIIIIIIIIIII' jlllllll�` ( IIIIIIIII I!I e'n"''IZtI'. �I !'°I'+j'lil lllllll=�b 'nlllllll II C °4 _ _ AL i - _�I ... �,^-,— ^� `IU - nor BUILDING 2 I n I ��' I -Ji© 114.. II Ir, I F I I—• �� I I I �`;�� I��I I EL, II Ikr'-}y1 I �.; I I -. IIII■y7.1y� ,�I I Ilh ■— Z ELEVATIONS MI Dintli MCC I ! _ Ir'-41 I�� �W T II I 7 I 1.■ I I _I:!il. �I=1=n 11lli�l .� = Mm .Fb,tw.cc Q 1 I L- r u� —4— 1— +1 ---- — _-- lay . m SCALE: ill .� J L ZJ____L1 o SHEET No. LwWMAL RAW P,.larRr l9llPt LL WO MUM O BUILDING 2 EAST ELEVATION ,.w 16 Z A30.01 w.r e • .W,v.....l.,.i1,6d m.1....�_L rwwn,ws.l wu.wr��I,w•I r.m Nue. /.DLYR i —r_a-= —tea:_ ._'x�: w��-xe�.��__ ._._._____._.__�"___ —.__ _— L�Lv� }._-_._--i-,,v_.+3-a celri,i5i:l!—y.T-ate 4.._ sA_. � _---._�.-xx-a-�.---ems'- ---._.._.x; _..---- '��.=s-r--_�___= ll1Ih �l, Elt U_� I�>• �.. `T--+ I �IIIll �I� � —��� ,��o`' 'I Illllllllu_I1111111111=Illllllllu_alllllllll IIIIIIIIIIII_IIIIII f lN�ll mum _ IIIIIIII 1.11*.__R....n.w...1_, [j 111111:1 WO ICI :II�I� -c ■■ mil II,,,,y,, � I 11mu1 IIIIIIIIUIIIIIIII= IIl IIIIIU IIIIIIIII ���� _ IIIIIIIU Illlllllll = - Milli �, III■ l 1111: ] 1=----,rn. C_�I '^ I= CI�IIRIII '1 r / Ya`- 4sY,almWhlrtl�,�_� Il� a 1 3E,,' �IF�!1=•• 1 � �_�1tI��f ' �1♦: �� �� In ril;wuamv vIVI'V Irll�lfllil p IIIIIIII IIIIIIIiI 5.1 =eIl..'lin .101-561 — � —— — IIIIIIIII�IIIIIIII OM v,_,® m,v on , • .,2vrit me I �L.. L�El lull 4~ I���� ,��; ■■yes i�l��■ 11$�Mllll�l i ----_ LWu II•11. s' _mR �rIL — �� Alt—= V OBUILDING 5 SOUTH ELEVATION N'.M1P .711 • u n =::=owµ, =-.= =— =. a ,. _.,.,o® -- ' ' .�. --_� I. --- o1a ro�'n I11�IP a III l�y�l 1 ■I�Itl�' a.ac.mo Otl,100- - tra 1 60„a.,,,,_� __q:_ __ i e;llvl a IIIIIIII IIIIIIIIIII 1111 mom1 ,a.<.�0 —1 = 0 III'II . 7 '' ' &I' C"' I2 , Elllsl j.JmRJR= THE BLUFFS ®- a ' ,� „ Isl TM I■.II P.m CI� ' eIL■r�. AT 1 -_= I- , = `�If $ rpty; VIIVII nlll'9'q ��I IIIIIIIIIIhIllul1111�; 0on0 LAKE —:1 - u- I�.I= j;.,11ll I! r 4 � I� !J1 I � UJASNINGTON _ .,...0 �i ��� 1alli +jl€ I•I�eVIDKRULLcIP I<q' J � ° 1 « T�, ,.I,P„ _=� _ �� --IIVIIIIP i,lili Up T 6�lllllllllli ,:,,, wn _ •+ 1=IO�1 y� —5-� r' 1 oa n�0 0 6 IFGAGT PARVEF9 O BUIL ING 5 EAST ELEVATION , II Ia0—� U1: ,° q CM EAVIII121 r"� f ''yy y Z I��rw,s.. me WM O BUILDING'5 IUEST ELEVATION0 J ;� O• IL $ e .,,.a "` .nws • 0 U• I-- mco a.n1 - .0.G1 Z - •`= if ■.~ i■■. ■ �� 7a NMI �- ��l� aNwmou Z mmoic me • �um1°,°arn» Hi Ii_il r 1— H _'-- fn'F]�II�111� ..1.,.. - ..n n n n nn _�'11101II!'l:I 11uIl11111111111'I-11 Ilullllllll, rill:11 ei!!I�1-- II-III ItAlIIIM-u!VII!�I_'_I I_ I' CII.!;! =', �,on0oq _ __- �I 1=•--n� IIIIIIIII I�II�III_ IIIIIIIIIII Ilul IIIIIIIIIII_,III I-•!;.IIIII�I —:_-_ —4�IIIIIU 91111 I ..ao0o, =ii � 1i- �_ _1= i lily -__ . Eo, z . f�� �.— it -1 ,n _ - •Is��li_IG I[- =7 ,P-s.` f _O Paaecr Na ��ry �aP =ICI K - ..w-= _I 1 ■� �, weam kint` I�I�Is — if ,mull '. --IIl °21131a— -=__:1':_.a;.. __�IIIII =�°I ."!===m=i `E �I�= / 97131.00 ,I- „,l''AM IIII IIIIIIVI;, ;/I,.. . ll'I-.t,,l, ,, 111._•II II ,,,Will yII I'110., 0 ,1 i4i Illllillll Illlml , ! 4,,,, llll- !`_� I— C911GiH ° n._wv _ ( _ — I ate.— _ f{ e - ( lIIII �s3 =_.�11' — —d„ m 1= -?-A.= ..o....,h.o �i OWING mu — I _ — : '' �� I-1 1 m I ■11 I I EVATIONS 1 -P-115Z- � ■ LL.Wm y� ' = _ _ I• C�5 �� a,a r..a, — �i _1 L -�+- --I-�- =!`r--• -4 -3, - III j� L LJ__ Ll_ __LL__ J_L 1 L 1 J STAI$ 1y./p IX SHEET No. • WOE AI ASSOC Ili OBUILDING 5 NORTH ELEVATION 10611411.40...M.1120.1 I I I i i u" �•.e.p. o.,o..eR.o.a..rt. 1 z A30.02 • • U s_� :JJ:A��{{Jf}'{:':":i{iV'::i::':" •: ::::..i:':!:{JIFI�Y:'."�:::'I{�:':::::::':VhF:�ii:YB 0 W.Rd• ':t•'{trr '� ................... .l.Y{.::A:\{:::R::.:::LV::::::�::':JiY::':.�:::::5. :.::LYAt•::':::�::5:•:::J:':Y::•:.......... _ ��---� �� _�ne,anArz _ _ . ....... r..:x�::r.:.::::x:�::a.:a::s:�:c:�:::�::.:: __� � �;:•��ii'=-=4 ...,�� apam>itamo-:+::as�aS�'to:+:+;ma�a:Nwa_ aa _c_am�a;ta :«�:-,;;r;.; � GGLO ° .tome►7n i! awe rncwne>anne b.zzhl„I. I Imo.—.����I � S,y;y, � ii c..1„, "_' I jL�7_ If gg�..�`dygwo° �rw illlmoin ,i�� -�' r.74,,6P . ,an.«a cs • -�� �F me rnncae� O ur`natal-mp . r.G: r . D iR 9..''•V;11�'.0�' rarer l�.l1 = B-4�fi'Kj 1i a ' ! -■1,- ,F________. z_ �II'� � _ din_ �— �', _ III, -1 - -15 Ilee ralaonyl1•• .. 1141 wieaaDa -. •_ 1 i_____.---- ,--------1 _SOY Da.L pA4PbSa i__f I �-_M13A5p1,�C2� r,__ _ AIi41tOL1y`V �_ I _ mO lnRtPe OBUILDING 6 NORTH ELEVATION O BUILDING 6 EAST ELEVATION w•.r•e w•.re THE BLUFFS • AT LAKE o WASHINCsTON oTC, 6 LEGACY PARDER9 P'x nmwnru+rwup o.esa e4fa1Y � Mom®@ kw .................................. ow Arum n.me i'siii{i{•iiiiiirii'r ..i:ii': iSi{4iiiiriiiiii?i:•X•X Z anoenlw l.evw • waelxw : �i^i;:'�'�:i!ii•?ii:i::�:ii3ii�i:':ii?:i?�ii�?ii:.'-:i:Xi{:yiiy xm.x m •v+n - _ - .taa.a to mert,wlma+.i en.nu • - .,,,fr.l:::a s;x;5'at.55:.twu:l:::lx5;rnwa� iSSit:iS4Xx%iti�Yiiii c::/� ', .- - _ ::::.:A•.'.:.:�::�:.::.if6:':-'.:q.5: _• .�t:IO rr¢ww �Yi(ei aietty wp.m ::::1 ICI ^ts:»: s=;";" .: 5 :.5..:::::::::.:.::.-:::::•:r�:. -, o�drz� � �i - 111= lICh I AreDw :::: .-- .:.. . 1 ..=,4 ...' . 1— r X'?:R4-=.= .' '-_-,. ..Ili--mg m ,.,. .w.... , .V ,,4 0. I7.4 ■■. 'c�,1�= S?3 { m.■■ Fain It.x,�6n.»,.,.., F ■�■--F '[ q 6 mama • Dill: � i r MIME ai .. ^;:?�'1`� .ea m_era t llimni I •� Ii•jilj�� �����1• _ 31e JIll �y�'"I� uoe .-Teroe.o.o'Dr+n U -i 111aq 7.Gfi�i j i p lit�1 i>> i t.•i ,� L-N11rllr'Ala: Itl i l� 1U11-11•I111` 1e~t1111 • 9 1_ aeranaoe PROJECT No. ` ° U 97131.00 DRAWING TRIE O BUILDING 6 WEST ELEVATION I- BUILDING 6 01 re O ELEVATIONS �i U SCALE: r.ro OSHEET No. i16 z A30.03 • . one norm .max ICP.All ridb ea mi...,......."...c....sa...Csar. • ,iIMMIMM G ....... „........„.--_,•,•,,_..„:„.,__,,,„, . • G _. .• ....-„,•_.- ...-_,T.......--t,-=-- -7____:-.:---t,--71;47-7--' _X.! 4.1. ileis_•vartAnt ...---2w......---,,,,,..„.:,&--;,__ ....- — --,s-r-, K - 7'''' .' Y''‘a.,'t,...:'-;{, 0 --- N 't..wilk • -- .11111 -7---1-'-1-- - -- -M! • 721, _ uiLi Li ',:).9. ---= ',,,11..•,.. amlio i _ GGLO Pal esn..1..rg.147 ,:vt, _.10.,. s _---- 11111 Secead M.Sc.no --..,..,...- --' ' _ Se..UAW.1.1101-= 0 AMENITY BUILDING NORTH ELEVATION I CaSTPOGRADC Mac(2(01.1-5520 ' Im Md)417-0PS7 . eiio LP Pas. , ___----- ..M.. 'S''-n-'2.7ttcf---"•-- r'•• J E.k-••:-------7-21- .1---:•- --,-.-72-A1=',Z,,,, .:- asawr.o.ramo.sei.krl. • ii•••=‘ '''...••••." ,q,41-&------- -mr-F-L!=-3easilmr, - - - -- v 0 ESUILDING 26 WEST ELEVATION illia - E.,,,----,g Ism --. -....--= ._ R ...PL1 IMIRMIIIMIIIIIIIIIIIIIIIMI-.7.i.-..- i--.. -:-::::7:-.±:11.:.7.,--....,,,-----=-0-__. 1,1•020.R_OM.4, 1'1 .-- =S, '—iri-d—).- '',5 - ---=.----- ' 11501101110514146 "II ,,. 7,EUM --E---__ _-___ _-E. -----afruncitormi . IN i --_ ,..___ _ __ __I nep_rap_r....0Raa,ii, • • a, 0 AMENITY BUILDING EAST ELEVATION ,,,--- -____ .:4=racre .e„..,„. ma ro.n.A2 4111 ---F-7. 1E 'ff.r--IM-1 1g ---:--;--------7--f-f----f. in _______ • NE BLUFFS _ 1-1 . - = m ---------=-=-.. • :,._______, • ----.=------7-1------- ..*_-: .- 7-.. ..E.7.---_---- ---- • abrikk -• ...22-.- r..=== IN 1--. ..--.7',..i..----•••.., -.•• •eanaswee top 74.4.0:!xiil LAKE p---!-;-.. .„..,--- -----4z-,••,- ,,,,_ -- )1M1,,4 .4S,OP PET00 , ..-..m.... .- _.,-.=- -=_ :_w_r,_. ,..._== Iftinc . .......C. Pkel.Mal 1- WASHINGTON-._.--f--_- --- fwl :t--- ..._ .,., ----.--_, . ,r .. -, --....s-,7,-„,,,,,___ , sr-7•4,,... .---- ,---,le,4. 72L_SILL2 r _1 RENTCROJASLSGTCH -.--= ---- I--,. ,,s, - 1....."..OL.1/ CL . —rail ri . $15,100T.±,0.6RAIX• ..' LEGACY PARNERS ------- z $,...,.......4.______1,----——.7-.7.--_-_---,__—_---------M • • __- - • , _„, -_ _%____—_ -,• .-- . . F-,:t• MUM ISA. YR: Wr=g-' '-=----=-E • oos'war Ss.esse .__.---.-= __,-.....____-------- 6,wrong.0±1 If .------ 0 BUILDING 26 NORTH ELEVATION rTh BUILDING 26 SOUTH ELEVATION r, ____________ \,.......)ins..r.o. li . a. . . a A, • u OAMENITY BUILDING SOUTH ELEVATION 1— vs,r1r • - 'QZ Erictl.EllESOULIZZALA i- - =vow. WM. a . .,.... it..77 -,--ggiimz-F2.3. _..fkl -. z UTCROLIG UM i M IN, ,,4‘ - PA PLUZ--- ••••= .74;'--.1`_. :4..-...-M•''' ...,,...... EtioglimilmarIfiropi MI dil-0•Iiig "1 0 0 . ----A,__" /gm 6------;4:-. _.‘ :-7_=.,- -..V ,4.6:::, F..,....rify-E-4*-71r.------4:— - .-- .„... ... „,,! 0..rigo - ".---'..''-'•' •-• • •;‘741,4•;:" MM. MM.. ....1-_. '7,-,‘,#.'is,•-- , ... Z 0 PROJECT No.. .. I= 97131.00 - ... .W""•:l— ..Tjlil.----....' ------= '---. 0 P ,',• II.1.11IMM 111.1M "•=. \`.—.-- Pu... II H...—. 4f-..4 Fr' — 11.1,71MB.- %sr 6...iini rj,mw., ....- DRAIING TITLE H p..54---;.•71,7A0 1 5.. --:17.7:14...t.5. .J. ,__ ..&•• =II .--.g. — __„g.t.-4 _ —i ,- =- •— eivi_sy my.beac,r ----_,_ ----_ ealanncoupe 1--- BUILDING 26 AND cl) Z AMENITY BUILDING 0 ELEVATIONS 11 -,-- • 0 SCA& im••r.dr 11 g - . IY 0 saw No. 1 i . (Th ELEVATION AMENITY BUILDING WEST \...../ver•r-o• 0 BUILDING 26 WEST ELEVATION u_ t— • E 0 A30.04 ,Il z . , oa,A,v,.,,.•same.ram In on._.. ....,,....,...,,....,. .......0... • U ..... MIA MT. X NI ai GGLO • O CARPORT SIDE 4 FRONT ELEVATION uW.nr u�'m.. 1101 8.,5551 Aram.al.1050 U8'ml'-m' Snom(tea'Meg. 100-no O 4101-5021 Us(Se.n-Onr • na . fral.HHS M.� >r-0• 1 ' MGM ' III .wersaa , !1 W¢LT�r i III S,T ,o.., 0 0 CAVE 11101.-L—s_ • 8.15521121.1151 o 9 Ill � h . agar o • pro. BOn MIT6.O, OMAIL KIOSK AT SECTOR Al O CARPORT PLAN THE BLUFFS ve•mr-m• ve•.r•m• AT LAKE a WASHINGTON ____ __- aua[ �, —1 MOCKU6LOYaTLN • __. Z LEGACY PARTNERS Aop M3 Q s Am rt. vnea.rt.Llv,,, • Z mam® 0121112.1121 Epp • GARAGE FRONT d SIDE ELEVATION O ❑ O vp..r-m, U 11 ❑ Y F • • co Z• m®¢ one 1Vd I AY fl i 1 - °u o PROJECT Ru. 097 IIllp N NNW��UI ?_; j SITE IMPROVEMENTS: i Hq u��NNWW IIVVNN i I-I ^, y \ =ACM corm ran MOS O &GAREAcs cc.eun/nr. V Satz IC.rd gi GARBAGE ENCLOSURE 0 GARAGE FLOOR AND ROOF PLAN O SHUT No.�,•.r.m' z A11.02 .' ``\ < ' c` .SEESHETTC18- ; ` , ar ' .:1�:.��a :." • I1. • ; `II I ss 1` \ ` Ii. iiist n I ; I\, 1Ir ,=1� � sii. . .,i,;.,,,;i \ \ \,. ,, •,, \ ., .. . \\ \ \ , .. . •. . \ . ., ,„ , miyal ss >x . .-i 0, -It. ii j2.0 1 ssitt.' .,•i ..ri! , 1\ \ c..., , \ •, i-,,'''-'--- I ..L. , tarn,� II \. I 40 12 ,r • , \ I1� ''' - ....' \ • ,,/ ) Ai: W'4 MI\ bIli� I ii® . I (� ;Miick, I...__...1 7,_'! l I 1 .. ,. 2.\ \ \ ,, , \ \ on, 1 °41vim\a ..0-..:-.4:0:-.0`vis ‘ .: I • , ..‘ \ 11."11.1-1 ' I • ' \ " I.I'' \ \ \ \ ,PN'ilkilialiegleW 4-Yjk-k*-A . 1)i .„ , ,..,.,,. ..,,:\.\ \ ,\ \ \‘‘. \ ' .1, 1 . - \ ifir,___ 7 ' • -0 il !Li trio s " ' ; 8 \ \ Ir' lEy I • \ \ 11140yorlilea__ ,e,„. %.\ ,.. , . • 11-11-11-1-111-1111N-"""1414.40411„H,...- . , , . • i. i \ . , . \• • \ \ \ \\'\ , o , ,• ''\:,\.., \ \ \q i .9\44 - i i I ' ♦•�1•••. \ o + , I I 1 \ \••••%' 1 : - ; • .........; •.: I 1 V. 1,''1 ••11 •' •• ' / II I1. ,a1I` �` `` i • r--- ` II I \ \ \ 1 • ; ..\ ,.,,,, , •A 1 • , \... , II •� A , II I, CO , ; . . . ,„,. ‘• ..,-, j' I "". \ ,. sillOkA -- 'is Em yaC, "1 ` y ' I�• ii ,. \ , - at I • o f� =DATE LY•l.199. J.p wu ueuvuz ''' " COMPOSITE UTILITY PLAN �IIRdae��, , oo V m DESIGNED •7NE BLUFFS AT LAKE WAS)YINCTGYY• ' m• • T.DRAWN L6MIGNT f17Y••I �33 APPROVED LEGACY PARTNERS �I, •+' / A _ cot o CO7NCRLY CIAMPI PROPERTY,NC � '� •1•EI .740....NM7 r Co� BRVGL C OCYRIS RE 1756-11478 AVE.SE.SUITE B5 '�'_ (L711 M7•Etl•Itl11 f{471p to �4R M+• PROJECT MANAGER BELLCVK;VASAIAIGTOY 98091-6931 IMP 7+.M ,.., ' — / •• \ * ,1 • ,.-,1,,,, ‘. \ ,‘,,Iii‘14.'1111'11 \.,, ,,,Ay ' '' ,l . , ''::. ‘, I;V:':': !'1'i;. 01 ' 111.111 ill'1111‘ ``• I \, ' ,, , ,','', .,. ''' ''..:' :• ,IiiVi;!Ii!1 1: 1 I )1/1;11111!i1141,101 I ' l'%.'u,. ...:' , ...•• '••i: : ;iii!;:1;!;i 11 ' 'I.\ i'4 0:1111"iiiill • .,-1,. •' . 0 .. , •, . ''...';i, . ',,!:Tti i ' 1.-4 41/51/;n111;1111111111 , , .v• •, ,. . -,r. •,, ,,, : / ,,t,i,,/;;:ri: i ) ,,/,, i . ,, !Hi t, ----1\\...._ . ',!..,,e,„\._ ., A \ ,',,•• ....' ',H.,.., 11,, ; i ,,,,01::,;li / ,,,,:p. ; IIiiii,11',Iliir ., \-\ II. .0,. •. . . ..,,. . , . , 1,•• .;,.: v ,..,..„, , ,,,,,,,,,11,1 . i.----\..\ ..\.1 .... ,y .: ..:, ...„..,• :: .,,,,:,!,,:1,0, :„,. ,,.::,,,, ,, ,1„oviiii,11,,, 1 ,. 7 ,, ,; •,. ,i. li.:i.il .,'1!,,!1 \ W11111106 -. • ..----A.., \ \ .\ --"\• '' . ' .''. ''''":„.:,•:.":,' .-...; 't s.',,.1,1:ili:.' ,!„ k.01'., \\ilniiiiilli' 8 +. .: r\l, \?.--'\---"\ \.__ '1\ \r' \ \ '. ' '2.',.„,..L,___ __ ''1.•/,:...,',';',(., ,......2.. ••• !:,,.11,I11,,i ,, .\ ‘\\ _,„ ; __;„ . .1../,•''..., , .4„ %,•.• \ t!ii',;111 --"1, ..• ''. \\_. \ . \ ____‘-, % - ; .---- ;!. , 't :, '..S.I. ., ,..-. ..'\...'..,,1!.til.i.,I I \ \ A \ \ . . ,... . _ . /.;I • ,..-,f,:, ;,..;•„, ,-,.•.\ ;11'•'t,W c---\ . \ \ \ ••\ --3 . .: - -----. . -- . . • ...., • <- ‘0.'."'.1'..liili'll . . . .../.':•:':. ''.'I' '...',..-.1-..'.. ''..,','.',1..t'i;iii!I \ ---:-:.---•--- ____..---— •• .• "••'• • '‘.i. !.(!.',1 .,..- • '.....-•-.7"r-5---. .... • ,--- - -.-- -v-....-- . , . . .. ...-."...v-.--.-..- I I 1 I 1 ...''.- • •I ' I • ' I I P.i?"- ---:-.. ,./'- ->.7-: .-- • 114- . .-.1* . . . . . . 1 . ,,,.. 1,,,...• . ..../7 ......„,...% ./'--'-'''---..-*-- -: /-' /' I • \\ . --....:------ ......--->--- ..,\ ,:,•-:: ‘:,:. .:.„1/',,'/ / ') A*Ad , • , 1 . . • . .r:i'...,:•4-• ./ .1 1.19 . lit • I . ' - ,-.,..• :'=:.:::. ., - - 1 ..,„-i ,y1.1 , • .:•.,.....,-.•:,- , , : • /1 .41 7 •....f1 lip 1: .I.,, .... .. 1 • •i:11,.. IV gl . I g 1 ., . , ., \ •",•,,,.. - .• . , -_...--....•. , -..••-„,,,, ,.• ,, 71e#04.,Ft 4Ittili 1 ..,.,,,.,__. - ,...,, !.. •\, - .. 1 . .1 ViliF, . •410, ,4,--,-„,.,-...;-.1\ --..:-..-..--_::',-, A, --1-- 1 v.,q.,.. , \\„\ Ni I, I" • - ...o . *midi Ell --: - -_-.2----,,,,..-,., I iii .. HjA. 111:.,:i 1 1\ • :- ,-. ...'.:.L:.;',1..1... , • W7.91. 1 II ii , , . •,. .:. 4 . . - ,. .._, ... .`-':!.'`•,:efliAillik #' . - 1 • .,t, , , • • \ 04,0‘9,4 ,• ,, • ..... . ii.:1 i. . . ,,,,,...,.. ., 1 , •\.q t ,,,-1,-,,Ilijjlip A . !Ii',/ . I z...•1 * - ''.,.,..• 1 • ,, •4 , . • ...,..• 1 II I . , . \,..,..\ \„‘ , ,.... ,, •, • . \ • . , --. I• L . .,, .. .I . . alicli , _ ..„. 1 . .. .. ... . • ..... ,....... Hi! 1,1 8 , 1 .: . . . L 4 . ,__‘. a___.,.A , . 1 \ '1‘ > /' / I .1 .,, , / „/ I- \ , • ,- ,,,,,„/ .. , „ .40 i Ar.„.• _i . - . , 1, i =4,4(--• •... •1' I ..%-•. 41011 . , t 1 \, -,,•.. V. \ „' , I .mor AfAhlt..../4reviva iw,,,N- . ‘• 1. II s 0..Iffititrt--111=1::• "--.1 .:c...:. , . . ', ! . ., \ •,.q. s, , ,..,.., . IP., . .• :V I T. -1 it -. 1 0,,,,,,t_ , • , , •, . s, ,..., . . .. .. ... ....,r._s ri . 1:.....:,.„...,.., • \\I ." ; ....;:\, ...,, , „, 1 0 t Is .01 .. , • , .. , , , k\ SEE FIEL7 C17 `, \ I . I ;73 C) l'D't c'c4 Me — COMPOSITE UTILITY PLAN .,,,, • - 71,-,,i_z , 7_ ___ 71/E BLUFFS AT LAKE WASYINCTON. M710-1,=I 7SP4t,1 :49, 03 'DRAWN LaPPCHT APPROVED LEGACY PARTNERS ,r".1„,,,iv 12111114111limIL , FORMERLY LIACOLN PROPERLY,INC '.4:11W'... SZMN148211 021)COSNIMI oft ug.'4, Co , BRUCE 4 00004 P.E. 175S-114TH AVE:St.VOTE R5 23 PROJECT MANAGER BELLEVUE,WASHINGTON 98001-6931 l a m v` , r 6sty Obi Comments an the above application rust be submitted in writing to Peter Rosen,Project Manager,Development • Q` Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on November 20,1998. If you have • questions about this proposal,or wish to be made a party of record and receive additional notification by mall,contact . Peter Rosen at(425)430-7219.Anyone who submits written comments will automatically become a party of record and • Nrr0 I . will be notified of any decision on this project. NOTICE OF APPLICATION I CONTACT PERSON: Peter Rosen DATE: November 6,1998 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION LAND USE NUMBER: LUA-89.044,SA•H • APPLICATION NAME: The Bluffs PROJECT DESCRIPTION: Proposal to modify an approved site plan to construct 174 residential units In 26 buildings(35 foot building height),a recreation center,and parking for 305 vehicles. Approximately 0.7 acres(44%of the site)would be retained In natural open space. The site Ls characterized by steep slopes and views of Lake Washington. ,• The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd.There is another driveway off N.20th Street accessing the northwest sector of the proposed development. The original proposal Included an emergency access drive through the northeast portion of the site connecting to Meadow Avenue N.This drive has been , eliminated.resulting In an undisturbed greenbelt between the proposal and adjacent single family development to the north. .The original proposal was for 185 units In six residential buildings with building heights up to 50 feet. The proposed •_r1.m 1:•,,.,r. • - -•I changes are for 174 residential units In 26 buildings with maximum heights of 35 feet.This change would result in more `; '?�': r - - I' in. 'a+• 'I dispersed buildings of lesser height end but _pe g ig t k The developed area of the site would increase from 11.2 ewes to 12.5 �. t2 F a. ��, tr-. acres.However,the general boundaries of the site area to be developed remains the same between the proposals.The _. A., ,, y'1 original proposal provided approximately 100 parking spaces under the buildings,36 in garage buildings,48 carports and• 1 �1� I I 154 uncovered spaces for a total of 338 parking spaces.The revised project proposes 48 spaces In townhouse garages, \ •• \,11•`. •,111•1`i • l• r r i;'!+ , ,i 62 spaces. in garage and garage carriage unit buildings,88 carports,and 107 uncovered spaces for a total of 305 parking \ . 1,0 1-... 1••-�- 7, Yh• 11 a \'jii ,hip °:'.�.�,:..ja'..:= _ The proposal was originally applied for es a rezone and Planned Unit Development(PUD)In May 1969. A Draft and \ \. .. n1 ..' -t' 7(_J'e '" • Final Environmental Impact Statement(EIS)was prepared.The Draft EIS was completed in 1090 and a Final EIS was -, ,' °'•%j�l • '- ' ' Issued In February 1991. The Hearing Examiner approved the site plan and recommended approval of the rezone In e • u: �ll _••:1—'I': "• �... t,• January 1993. The rezone was approved by the City Council in March 1993 and a development agreement was y y,�,\''�` j, s;', ' •• - ' retooled.The project was given a 5 year timeframe for which the site plan would remain valid with the possibility of a 2 • r =o _ • year extension.Resolution 3042 gave an additional 1 year extension, ; , /' ,f � 2 The revised site plan is considered a major adjustment to the previously approved site plan and therefore requires site 1,\pelf • ) ;. 17` plan review which will focus on the proposed changes.Modification of the recorded development agreement will require , �' 11 - approval of the City Council.An addendum to the previous Environmental Impact Statement(EIS)was submitted by the $ J( _`°Y:��4�•°t� .. applicant and Issued by the City on November 2,1998. The revised proposal will be required to comply with the •w'\A. • l�^,g 9 M ' mitigation measures of the original EIS,site plan conditions Imposed on the original application,and conditions of the Ir C ._- '1' N•„ recarded development agreement. jl$ ( .\ • j; j y;� :ff..:' PROJECT LOCATION: Lake Washington Blvd.N,between NE 14th and NE 22nd Street. - 0"- ,,2,i;. ,.`i .'.t-, .' .fife PERMIT APPLICATION DATE: October 26.1998 1 •°r•••• �•• ;;o�J'�{{ F Si .s 1' V.'}'.'.�:I4a'nl flak e'e�al NOTICE OF COMPLETE APPLICATION: November 5,1998 -' PERMITS/REVIEW REQUESTED: Site Plan Modification,Building Permits,Development Agreementa Modification ;`1�!,rj+ 5:'-$" . 4YYYSSS��: r <: REQUESTED STUDIES: Traffic Study,Wetland Study,Drainage Study,Geolechnical Report i•:..* �a,�•c,` 'j, • ,•0 ��L�/� • LOCATION WHERE APPLICATION • 1 1 y• MAY BE REVIEWED: Planning/Building/Public Works Division,Development Services J r�--\---' "\ l J— _$ {Department,1055 South Grady Way,Renton,WA 98055 i m, ti.0 t ;�1\, 433 PUBLIC HEARING: The date of Tuesday,December 8,1998,at 10:00 a.m.,has been set ,T III(.I„ 1111" °Till'fora ublic hearin to review the above-referenced matter. The Slu�+ I gill�kw hearing,before Mr.Fred Kaufman,Renton Hearing Examiner,will he j • t rj�j j� , j p�"! ors I I I I I held In the Council Chambers on the 7th floor of City Hall,Renton, ' Washington. • GENMALOT.00C GENMALOT.DOC �___ ___ _ _.. -__ —_ __— ____ - __ __ CERTIFICATION • , to I L N i31,/{hint, hereby certify that 3 copies of the above document'(were posted by me in 0 conspicuous places on or nearby. the described property on ricritlini j 0 OLT/)'lil`a'UV `P , / ) �� Signed: 2,/,$itt,(,) �/1� C,�• ATTEST:.Subscribed and sworn before me, a Nortary Public,inand fr the State of • Washington residing in .ate-t _ ,on the („ day of yi v• fil.V • '-'.---771 Cf,it-'— /(#ilk MARILYN KAMCHEFF " • COMMISSION EXPIRES 6/29/99 " • • NOTICE OF APPLICATION • DATE: November 5,1998 LAND USE NUMBER: LUA-89-044,SA-H APPLICATION NAME: The Bluffs PROJECT DESCRIPTION:. Proposal to modify an approved site plan to construct 174 residential units in 26. • buildings(35 foot building height),a recreation center, and parking for 305 vehicles. Approximately 9.7 acres(44% of the site) would be retained in natural open space. The site is characterized by steep slopes and views of Lake • Washington. The primary entrance drive consists of a 26 foot wide driveway off Lake Washington Blvd. There is another driveway off - N. 20th Street accessing the northwest sector of the proposed development. The original proposal included an emergency access drive through the northeast portion of the site connecting to Meadow Avenue N. This drive has been eliminated, resulting in an undisturbed greenbelt between the proposal and adjacent single family development to the north. The original proposal was for 165 units in six residential buildings with building heights up to 50 feet. The proposed _ changes are for 174 residential units in 26 buildings with maximum heights of 35 feet. This change would result in more dispersed buildings of lesser height and bulk. The developed area of the site would increase from 11.2 acres to 12.5 - acres. However,the general boundaries of the site area to be developed remains the same between the proposals. The original proposal provided approximately 100 parking spaces under the buildings,36 in garage buildings,48 carports and . 154 uncovered spaces for a total of 338 parking spaces. The revised project proposes 48 spaces in townhouse garages, 62 spaces in garage and garage carriage unit buildings,88 carports,and 107 uncovered spaces for a total of 305 parking spaces. The proposal was originally applied for as a rezone and Planned Unit Development (PUD) in May 1989. A Draft and Final Environmental Impact Statement(EIS)was prepared. The Draft EIS was completed in 1990 and a Final EIS was - -.= -- - •- issued in February 1991. The Hearing Examiner approved the site plan and recommended approval of the rezone in January 1993. The rezone was approved by the City Council in March 1993 and a development agreement was • recorded. The project was given a 5 year timeframe for which the site plan would remain.valid with the possibility of a 2 .. year extension. Resolution 3042 gave an additional 1 year extension. ,,• The revised site plan is considered a major adjustment to the previously approved site plan and therefore requires site plan review which will focus on the proposed changes. Modification of the recorded development agreement will require approval of the City Council. An addendum to the previous Environmental Impact Statement(EIS)was submitted by the applicant and issued by the City on November 2, 1998. The revised proposal will be required to comply with the - • • mitigation measures of the original EIS,-site-plan conditions:imposed•orrthe original application,-and..conditions`of the .. . • recorded development agreement.• • PROJECT LOCATION: Lake Washington Blvd,N,between NE 14th and NE 22nd Street. PERMIT APPLICATION DATE: October 26,1998 NOTICE OF COMPLETE APPLICATION: November 5,1998 PERMITS/REVIEW REQUESTED: Site Plan Modification,Building Permits,Development Agreement • ' Modification REQUESTED STUDIES: • Traffic Study,Wetland Study,Drainage Study,Geotechnical Report - LOCATION WHERE APPLICATION MAY BE REVIEWED: Planning/Building/Public Works Division,Development Services Department,1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: The date of Tuesday, December 8, 1998, at 10:00 a.m., has been set • for a public hearing to review the above-referenced matter. The hearing, before Mr. Fred Kaufman, Renton Hearing Examiner, will be held in the Council Chambers on the 7th floor of City Hall, Renton, • Washington. • Sift GENMALOT.DOC "t . _ I` . •Comments on the above application must be submitted in writing to Peter Rosen, Project Manager, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on November 20,.1998. If'you have questions about'this proposal, or wish to be made a party of record and receive additional notification by mail, contact Peter Rosen at(425)430-7219. Anyone who submits written comments will automatically become a party of record and . will be notified df any decision on this project. CONTACT PERSON: Peter Rosen i PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • i,\S.`\\O• \ „,• Jana g,• l•.._ �` ,C 1 ` i \.•, n ^` a!'jil ..•o •••• . . { -. ;r"i T.4. 1 �.. . � ',�- ��' < .11 ....,,� J 1l Al .▪��fir.[ '-�- 11 X \ 'I 'T III M . i,% ..::- ‘stle7 ,SZ;* _ • P •`��-., ..n m % ci •s• t sill 1 ..gy. 1 ":. '.--, .4".::::11 • f S ` o !c • •itte PMi..v o o C�4 "yy : _a s, Et.'IN; § t ter' �4 • H✓tj Az 'g •L3'�17f'�l ..iti4� '� - oixT ear• i_ eirdru�-' ��I 8 FS ' 8I ".�• .•. 0. 6) ', .. t 6:eag._x.e-1..:- •ice.• 0....,',.."..--..."•••'-1, .,..; - , ...--ft Al\w,,,---..,.414,,,,,„_.•,..,..0. .......- v••,,,, . • ,,,,,.„..,.-..•. x :•,,,,„ ,,..„,„:, -. , ,. -,-•, ,...)„,./.. • •,,...„,„. ..•-„r4;;;., , 1 f /P.. ...;:t./. . - .. '% A''' -'t, :0•,,,'„'.6?,..?..•-.-31 HOT FOR CCNSTRICTIOH-SUBJECT TO AADO.CEPT.RENEW y It aPI d I WI '1g m • 411R keV N 0g s ?� '''f I I I I I I ,r'1 u nrAI111•1 nT nnn • :,= -RENTON a Plannin�y/Buildin •/Public Works Department` Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator November 5, 1998 • Mr. Scott Springer . Legacy Partners Residential, Inc. 1756- 114th Avenue SE, Suite 135 - Bellevue, WA 98004• SUBJECT: The Bluffs . - • LUA89-044,SA-H • Dear Mr. Springer • . The Development Planning Section of the City,of Renton`<has determined that.the subject application is, complete`according to submittal"requirements and, therefore, is accepted for review. • • The date of Tuesday, Dece'mber:8; 1998,.;at 10�00 a.m., has been set for a public hearing to review the above:referenced matter.•:The hearing, before Mr. Fred Kaufman, Renton Hearing Examiner, will be held in the Council Chambers on the seventh floor of • City Hall, 1055 South Grady„Way,,Renton, WA.,.. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. • ' Please contact me, at (425)430-7219, if you have any questions. • • Sincerely,. • r t. Peter Rosen Project Manager • • cc: Property Owners • • -,,, ;`tom _ _ - . ACCPTLTR.DOC 1055.South Grday Way:-'Renton,Washington 98055 1 This paper contains 50/recycled material.20%post consumer •'' ,, CITY OF RENTON ADDENDUM TO ENVIRONMENTAL IMPACT STATEMENT APPLICATION NO(S): R-044-89, SA, ECF APPLICANT: Legacy Partners Residential, Inc. PROJECT NAME: The Bluffs at Lake Washington DESCRIPTION OF PROPOSAL: The Bluffs development proposes to construct 174 residential units in 26 buildings, a recreation center, and parking for 305 vehicles. Approximately 12.5 acres of the 22.3 acre site would be developed with buildings, parking, utilities, trails and landscaped open space. 9.7 acres (44% of the site) would be in natural open space. Access is provided via a driveway off Lake Washington Blvd. and a second access through the Lake Marina Apartments. A Draft Environmental Impact Statement (DEIS) was prepared and issued by the City of Renton on May 15, 1990. A Final Environmental Impact Statement (FEIS) was issued on February 6,.1991. The addendum adds information and analysis on revisions to the proposal. It is determined that the revised project and addendum does not substantially change the analysis of significant impacts and alternatives in the existing environmental documents. LOCATION OF PROPOSAL: Lake Washington Blvd. N. between NE 14th Street and NE 22nd Street. LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section DATE OF DECISION: November 3, 1998 SIGNATURES: iI 3 ? 5 G e im r an, mi i ra r DAT V Departmen o Plan ing/Building/Public Works im Shepherd, inistrator DATE Community Services 1:-- -Ie_-, / . ,ee Wheeler, Fire Ch f / DATE Renton Fire Department A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seven*floor of City Hall, Renton, Washington, on December, 1998 at(io:00 AM to consider the Site Plan Modification. BLUFADEN.DOC • CITY OF RENTON ADDENDUM TO ENVIRONMENTAL IMPACT STATEMENT APPLICATION NO(S): R-044-89,SA, ECF APPLICANT: Legacy Partners Residential, Inc. PROJECT NAME: The Bluffs at Lake Washington DESCRIPTION OF PROPOSAL: The Bluffs development proposes to construct 174 residential units in 26 buildings, a recreation center, and parking for 305 vehicles. Approximately 12.5 acres of the 22.3 acre site would be developed with buildings, parking, utilities, trails and landscaped open space. 9.7 acres (44% of the site) would be in natural open space. Access is provided via a driveway off Lake Washington Blvd. and a second access through the Lake Marina Apartments. A Draft Environmental Impact Statement (DEIS) was prepared and issued-by the City of Renton on May 15, 1990. A Final Environmental Impact Statement (FEIS) was issued on-February•6, 1991. The addendum adds information and analysis on revisions to the proposal. It is determined that the revised project'and addendum does not substantially change the analysis of significant impacts and alternatives in the existing environmental documents. LOCATION OF PROPOSAL: Lake Washington Blvd. N. between NE 14th Street and NE 22nd Street. LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section • DATE OF DECISION: November 3, 1998 SIGNATURES: - Gi)4 grme r ian, 'rntslrra e/4�� DAT //I 5/? f De artmeni�oYPIan in /Buildin /Public Works p 9 9 Jim She herd istrator DATE P Community Services J ee Wheeler, Fire Chief / DATE Renton Fire Department A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, Renton, Washington, on December, 1998 at io:00 AM to consider the Site Plan Modification. • BLUFADEN.DOC ry CITY OF RENTON Planning / Building / Public Works MEMORANDUM DATE: October 29, 1998 TO: Environmental Review Committee Members FROM: Peter Rosen, Senior Planne ett SUBJECT: The Bluffs at Lake Washington At the September 29 meeting, ERC members discussed the permit process alternatives for the revised Bluffs project. ERC members concurred that an Addendum to the previously approved EIS would be appropriate because the revised proposal does not substantially change the analysis of significnat impacts and alternatives in the existing environmental document. SEPA rules allow for the use of existing or previously prepared environmental documents. The SEPA rules state that if a proposal is substantially similar to one covered in an existing EIS, that EIS may be adopted and additional information may be provided in' an addendum or supplemental EIS. An addendum is used to provide additional information or analysis,that does not substantially change the analysis of significant impacts and alternatives in the existing environmental document." There is no comment/appeal period required for an addendum. The applicant has submitted a SEPA Compliance Document which outlines the changes in the project, organized according to the SEPA elements of the environment. Mitigation measures from the original SEPA document are then listed. The SEPA Compliance Document is attached for your review. The applicant has also submitted updated technical reports on traffic, drainage, and a geotechnical study on the revised plans. These are available for review upon your request. Staff is requesting formal concurrence of ERC on using an addendum to fulfill the SEPA requirements of the revised project proposal. • Bluffs-Revised ************************************************************** City of Renton WA Reprinted: 10/26, 98 17: 07 Receipt **************************************************************** Receipt Number: R9806443 Amount: 2, 016 . 00 10/26/98 17: 07 Payment Method: CHECK Notation: #1006 LINCOLN PR Init: LN ,, ' " � i j':j 01 Project #: LUA98-162 Type: LUA Land Use Actions , ,i f Location: LAKE WASHINGTON BLVD N, BTWN NE 14TH AND NE 22 . ' '41j, ) ' Total Fees: -2, 016 :00 I ,;I I i i) 1 This Payment . :2, 016 . 0,0 Total ALL Pmts : 2, 016: 00 . 4; 4 1!i''' ' . Balance: • . 00 ' I " ... 1 0 . **************************************************************** ! i - Account Code Description Amount ;� ! !',; 000 . 345 . 81 . 00 . 0017 Site Plan Approval 2, 000 . 00 1 .' 1 000 . 05 . 519 . 90 .42 . 1 Postage 16 . 00 I 1 I , i P 1 1j' ' I 4 : 1 I 4 11 I •iji ' li ! • Ai la 1I'lll I a lI i 1 , 1 i I r 1 1 • I. 1 1 i 1! 1 ; . it I' , ii i I. . 1:.? 1 Il ! i1 1 i.it '1• . Ifi '; I'14 q: ;I' i 1 . 19 ; i.li 1 , 1 ;::. w•••??;:5:.iT;::•T'•.w,:.�T:::f:t•,T•:.;ar.., •••.•,.: <:.;T7:�;t•'��{c��k�t;S::N�:•:•i;,•;�S:,,{{. Lumuiuimmmimimmimimni.+}::8:3?::••,,Y••; T\r"+ ?::1 rfc,:si x:;:;A}':,:. v\..•;:::iTT:•{?i,•i. :Viitt ..v`.h}t::*:.::•. '. ; t'•.v :vx ..•:,'•i'. 'K `:. '};'i::..:n.::`::•.w:.v...•T:.v• ;•.�'•T tv':Ti,,, v.v.},, .nt.4.4,,p ..n`h}:r.'MiY: •:.{},v'•:j':^.?•.,, }iS$w,\\\.\1\,.1 x?%Sv • +:;.:>�:�.\t:.\ •T,: .:.t:.;.? n2::,•;':w : ,4 •.C.Sb: N'S:r•,x}t:•r,,,t4•r.•:i£S.•,:.x•:a::)::%:#f:�R:as.ot, �t .}ac 2..t•:.�c. .:.`. .:::W T.:: .T:.<::;:V..t.:+.;.. ,.T..,�. .t:r:•tV:?.0:::.%: �:::CIT;Y?QF:.REN' 0 \,t : .:•.< R,:-; .:• t :ii:.:1:.> `\:.':•'• :.,,.�.•:•.:,�.: :.\,t..}::Tr�.��qq�� •S,t:... .n}. :i?�:,: .;rF•ss:.;,.•:.,x:: :?::o:>?x�•::u::::•xc: s :fGtu:.r.;n.:..:'•>r.�?.<:�}.. ;.'2.T�r�.y.,i : •:: }:n.n TTx••:.q..: n.n.nnNP:'•.v ::Try ...4i;•N:::.w}:•:Jv:::•:i:•.. 0 �.. \ :••:\,i,• v':sSwrT\.y,:n.:.�^so::;?3�<:::::::•:t„•}r:::�.�:�.,.,+,.... .al..:.:,:� ...;.... , ............ .T:3�'k`"1.,$�• w,<5`::•'••:L:`::'w�E: ..;..:.\,r,.. •:'•t>'"• �:�\>:::T:v.T.aavect•: ,v::.:,\•r'3s, .t:•.t}x..,a.` ........... <g w:3?Tss.��,� > xx.cz::�<x': •.�:::>.:..:x�:::;;:..'.t.,�:,<.:b.b�.EI;OPINIENTSERV.[C�S:aktlj5(:t7N�i, •::.xn;:�,'.' ...4:,:•. :�•S' • li s..:.: ••d ::x.. t:ftl.nr v. t:t:hk•.}fi:;:R:rl.0.'.'0. •}ix•:'•.>. .'::Tr,,:W ::>.:: .x?•.tnk` \• s.Y:•.. .)rC.3, , T`r : ` tiy,::••. ,t.:.,,t:::.::.:„? ::rax.lo:?r<:.•:: . t.. ...an•'.:,•.., • ;. ::44:,t::": 'w}n,+.T•:•z..xw.:'r\ar.W,.,". %..:..a!+:.o:.. ...,,..T},,:..� C. n, \..v ..... ::. �x:Sc�tir,.::. ..)¢.,. v.T?:t;T.v;r..:::;:::. G}.;v°:•.:...:.:::.....:..:....5•4t�:1:�k :�:1 :t: .YRD NERS; .\i'�` Sr :n,O. .T{:•.... ... ...:x,w:.,..:w..;;•TT....:. :,r';;:t. ...t.: :+Tx'••:•`;4}» 2$?TT ;:ti:}'.•:••:•Txt: t}:.•:tt•;;.8r``:fs+....;..: ...,,.,,.•.i'rv:ti•r:•;:;'ti`S::T:%,•n•:r';t{;•n.ti` r{v<:•t.:....n.:.\...n.nn::.x.d::n::::fi.i:{ .,.:y.v. ,M1,n?,Y:;:.,,..`:. .h)}:,p ,.\:; ..y}., ;::'t?�: :..:..r.:C:T:`Y::'•F vc•t;<,,,+;.»},�};:T{•T::kra�7itw;': ::+�tiibC,C,t:::t2t2:::::�k;,�\•.`.``yyst: �`.S;?3•��.•t: .}.. •n\4: �.T:h.:rt:h:t.:::,,':;:•.,•:••• '•:t..:sfi;:'C.Y#':i:''.}r{�}.cf�}.?.\C S•.;>S.r�s,r •'•\:,.::a}.�;i\�'%\ ..•+a:�S••r..: :s::?G':•nY,.•.z...L: ..:..xt::;: i 'i .o.go `•ot�ftt s.ub s� e+x•`.:.::,•r : ??;v's2,::x:?.5: ,. •.>:•mbSr;•)o;i.•:..-. }T..xkv: • `�,.},:�• ,.r>zh'>tt::•, •• ;.zt:T?.: , ;,.::•:..ryy t)'1 n'�30 8t.. �...... 1�..C.t.....�.. ::�..: n.:<�..:~}...�. ::t. . 1 PROJECT NAME: The Bluffs at Lake Washington I - _ Sq-044 APPLICATION NO: LUPt 9lt' r S14 'N 1 The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER (See attached) • I . • 1 • I . . 1 I 1 I 1 • 1 `I OPMENT p 1.; OCT26 1998 . . 1 • fm g 1 �w I 1 (Attach additional sheets, if necessary) (Continued) NAME . • ADDRESS ASSESSOR'S PARCEL NUMBER See Attached • • • • Applicant Certification attached - I, Scott B.::.Springer , hereby certify that the 151i146 list(s) of adjacent property (Print Name) owners and their addresses were obtained from: • ❑ City of Renton Technical Services Records srTitle Company Records • ❑ King County Assessors Records g4.----- Signed Date 10/21/98 ( pplic nt) • NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at 10122 NE 135th Lane on the 21st day of October: 98 kland:, WA. 8034 , 19 Signed cewa„ (V,,�9 . ,6" .'�saaS N pi.♦ • . (Notary Public) "7r..y -Mi..a�.-�. %-) !'IrpLA.td I ,%%0_�A.........I tta0t ii - t, :O 1 :3 .....,.:........... .....:::..... ........:::::...r....: .........:..:,.::::::::.::: or.Citv.off: ntorr.:.Ue:::::.::,::::::}:.:}:. .,:::::::.�a.::.:.:�:.t.:�.�::::: w.. .0 OF.. LIN w:::. :::::.:....:::::....... ...w:.::::::.�:::::v:: :::::::::::nv +:v,:;}}%::.�:::.:.:. %?(.... ::x:lr.is?}�}}}:•}i'x::{•:::i::;.ilv: :...................r:}.mv:,•r: .........x::::v:+:;:::::{{:::xx?:x:,:::.� qi i}};::::: r:::m:'.};•}}:is{;?:..�.�:.�n?}'v::::::;..r............ ...�'..... ..:..�' .. .: �.:�..:: } fY...:. a>~{npt).ees:'of:>ih.e.{: to as .. .:.»: ::s ::w..-.......r.-.:..:-. ...;.. :.p..... . ed::a Irca io ...... .::�.:.}:.. . .._.::.:::.:..........:.:.�::r::..........:.:..:.:::::r:::.........::::::::::..::art..........r...:':'::i�tz .:Em 1a..ee'}:..:}}}:.;}}}}:.}'.:.:.::::::::::::::.::::....r.. ... . ....................:..: ..:,.........:::::....... � . ........ ......::.•. §gog....: ..d::: a :e...;:::owner: ....: ,..:.. : .:..........} l�'p . .....:.:. ...: ,...... ••••••••••••••••••••••••• ate . ��`.,: ..r... ::. ,.:::::::::::..::.�:::.::.}:.:.}:.�:.;:;.}}:.}:.};:;<;.;}:.: tigi::.tianiMUNMENESiEnagarnaing:Iggi.EN OT AR WEIVANUiiiiiii:i.:iiiiiiiiii:EiiNgMiiiig.:M.:i:iniOni.*::?giMiaiiiiiiMigaiiiiiN EST:<S: : :ubsc: ::ibed.;andsw r»<» ; :} :: : ::,: }:: :t .ry. :Pu}�i ; :nantlforh :StateoW as to on: :}? . ,_: :: :.� : : : :: i.m:..:�; > :: } } ::: : : > > :f} ;listprop.doc REV07/95 MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 2 _ter ° . "List of Current Pooperty Owne 052305 9003 052305 9024 052305 9025 Northrn Santa Fe Burlington Paul Undiano&Judith Johnston Lewis Jones 1700E Golf Rd#400 1325 N 24th St 1401 N 24th St Schaumburg,IL 60173-5804 Renton,WA 98056-2578 • Renton,WA 98056-2560 052305 9027 229650 0200 229650 0200 Michael Ray Stork LAKE TERRACE ASSOC LAKE TERRACE ASSOC 2219 Meadow Ave N 312 Fairview Ave N 312 Fairview Ave N Renton,WA 98056-2534 Seattle,WA 98109-5313 Seattle,WA 98109-5313 229650 0200 334450 0005 334450 0007 LAKE TERRACE ASSOC Bick Nguyen Don&Marge Schumsky 312 Fairview Ave N 23911 21st Dr SE 2019 Jones Ave NE Seattle,WA 98109-5313 Bothell,WA 98021-9640 Renton,WA 98056-2659 334450 0050 334450 0052 334450 0075 David&Julie Sudduth Gary&Long Sally Land James&Helen Carver 1425 Jones Ave NE. 11404 137th Ave SE 1507 Jones Ave NE Renton,WA 98056-2847 Renton,WA 98059-4405 Renton,WA 98056-2818 334450 0076 334450 0081 334450 0082 Luong&Tran Tran Vu Justin&Stacie Mak Robert&.Allison Holz 1513 Jones Ave NE 1529 Jones Ave NE 1308 Pierce PI NE Renton,WA 98056-2818 Renton,WA.98056-2818 Renton,WA 98056 3347• 334450 0085 334450 0086 334450 0087 Gerald&Eunice Paulus A A Ames Bouaphan Sinlapaxay 1617 Jones Ave NE 101 Monterey Dr NE 1527 Jones Ave NE Renton,WA 98056-2667 Renton,WA 98056-4036 Renton,WA 98056-2818 334450 0088 334450=0090 334450 0091 Kin&Ho Dennis Chow James&Jean Daniels Elmer Penney Jr. 1521 Jones Ave NE 1707 Jones Ave NE 1625 Jones Ave NE Renton,WA 98056-2818 Renton,WA 98056-2665 Renton,WA 98056-2667 334450 0092 . 334450 0095 334450 0097 Daryl&Cathleen Meadows Darryl Smith Joseph&Irene Bisbee 1633 Jones Ave NE 1733 Jones Ave NE 1725 Jones Ave NE Renton,WA 98056-2667 Renton,WA 98056-2665 Renton,WA 98056-2665 334450 0100 334450 0101 334450 0115 Genevieve Spencer Lucien Lemon Anthony Porcello 1809 Jones Ave NE 1801 Jones Ave NE 1817 Jones Ave NE Renton,WA 98056-2663 Renton,WA 98056-2663 Renton,WA 98056-2663 334450 0116 334450 0120 334450 0121 J J Jorgensen Dennis Banes Leona Ann Hawken 1901 Jones Ave NE 1909 Jones Ave NE 1917 Jones Ave NE Renton,WA 98056-2661 Renton,WA 98056-2661 Renton,WA 98056-2661 334450 0126 334450 0165 334450 0180 George Fanning Ruth Jane Esther Holt 2021 Jones Ave NE 2100 High Ave NE 2124 High Ave NE Renton,WA 98056-2659 Renton,WA 98056-2618 Renton,WA 98056-2618 334450 0183 334450 0189 334450 0190 Fritz Brendemihl Lynn Chavis Kenneth Jackson Stewart Jr. 2116 High Ave NE 2216 High Ave NE 2132 High Ave NE Renton,WA 98056-2618 Renton,WA 98056-2617 Renton,WA 98056-2618 334450 0211 334450 0212 334450 0230 Tu Phuong Huynh Stuart&Judith Aunger Don Maletta 2300 High Ave NE 2224 High Ave NE 1509 N 24th St Renton,WA 98056-2619 Renton,WA 98056-2617 Renton,WA 98056-2562 334450 0234 334450 0235 334450 0236 Michael Mullinaux Betty Holma Helen Shook 1415 N 24th St. 1409 N 24th St . 1405 N 24th St Renton,WA 98056-2560 Renton,WA 98056-2560 Renton,WA 98056-2560 334450 0290 334450 0315 334450 0365 Vincent H D Executor Abbey AETNA#7954(SEP) Douglas Buck 9005 21st Ave NW PO Box 188246 ,904 N Riverside Dr Seattle,WA 98117-2704 Carlsbad,CA 92009-0805 Renton,WA 98055-1702 334450 0435 334450 0445 334450 0455 Douglas Buck EVANS COMPANY Douglas Buck 904 N Riverside Dr 1457 130th Ave NE 904 N Riverside Dr Renton,WA 98055-1702 Bellevue,WA 98005-2253 Renton,WA 98055-1702 334450 0465 334450 0775 AETNA#7954(SEP) CITY OF RENTON PO Box 188246 200 Mill Ave S Carlsbad,CA 92009-0805 Renton,WA 98055-2132 • . • JUSTIFICATION FOR SITE PLAN AMENDMENT The amended proposal includes the following changes to the previously approved site plan: • A reconfiguration of the areas of disturbance. To the benefit of the adjacent single family development, grading is no longer proposed in the northern portion of the site resulting in a five acre undisturbed greenbelt adjacent to the existing single family development. Additional grading will occur within the WSDOT I-405 right-of-way and in the lower terrace area as a result of the revised building locations; however, the amount of grading represents only a 6% increase and is largely attributed to a more accurate survey of existing conditions and the more detailed grading plan. • A decrease in the building height from up to 70 feet to 35 feet. This reduction in height and scale is more sensitive to views from surrounding properties by integrating the buildings into the hillside and behind existing trees. Increased building modulation also provides more visual interest and architectural diversity than with the previous buildings. • An increase in the number of buildings and building footprint. The dwelling units are now dispersed across the developed area in more buildings of lesser height and bulk. This increase is a direct result of the change in architecture from the larger and taller institutional buildings to smaller and shorter residential buildings. • An increase in lot coverage from 21.8% to 27.2% of the site. This change is a result of the smaller scale buildings dispersed in the terrace areas. While the lot coverage has increased, the general boundaries of the area to be developed with buildings and parking remains the same. • A change in the parking type and location. Parking is dispersed across the site in townhouse garages (48 spaces), garage buildings (62 spaces), carports (88 spaces) and uncovered (107 spaces) for a total of 305 parking spaces. The previous plan provided parking under the buildings (approx. 100 spaces) and in garage buildings (approx. 36 spaces), carports (48 spaces) and uncovered (154 spaces) for a total of 338 parking spaces. This change results in a 9.8 decrease in the parking spaces to be provided. The following narrative identifies the site plan amendments and how the site plan continues to comply with the site plan review criteria: Site Plan Review Criteria 1. General Review Criteria: a. Conformance with the Comprehensive Plan, its elements and policies; The amended site plan is consistent with the Comprehensive Plan elements and policies. The proposal maintains the approved residential uses in essentially the same area of development as previously approved. The density continues to be concentrated away from the steep slope areas. Substantial open space areas remain, particularly in the northern portion of the site where the clearing and grading for the emergency road access has been deleted. As such, the proposal continues to comply with the Comprehensive Plan, including both the residential and open space goals. Page 1 of 9 The Bluffs—October 26, 1998 I � - b. Conformance with existing land use regulations; The amended site plan continues to be consistent the purpose of the Residential Multi-family Infill designation. The increase in units is less than 10% and the 7.8 density(increased from 7.4) remains substantially less than the density permitted outright in this zone district. c. Mitigation of impacts to surrounding properties and uses; { ; The amended site plan continues to provide for additional mitigation of impacts to surrounding properties and uses. See Item 2. below for further discussion. -d. Mitigation of impacts of the proposed site plan to the site; The amended site plan continues to provide for mitigation of impacts to the site. See Item 3. below for further discussion. e. Conservation of areawide property values; Development of the site with a quality residential neighborhood will preempt use of the site for unauthorized dumping of refuse and similar nuisance activities. The ;construction of 174 luxury leased residences will provide an increase in property values similar to the previously approved institutional condominium buildings. f. Safety and efficiency of vehicle and pedestrian circulation; Adequate circulation for vehicles and pedestrians continues to be proposed. The required sidewalk along Lake Washington Boulevard will be constructed adjacent to the bike lane and will connect to the access to the southern pedestrian hill climb which parallels the main access driveway. An additional pedestrian access will traverse the slope and extend from the northern portion of the lower terrace to the northern protion of the upper terrace. g. Provision of adequate light and air; The amended site plan will provide for adequate light and air within the development. The majority of the residences are oriented with a southwest exposure which overlooks Lake Washington. All buildings will have a minimum separation of 10 feet but in most cases approach 20 feet. h. Mitigation of noise, odors and other harmful or unhealthy conditions; Not applicable. The amended site plan does not include facilities or activities that would create significant noise, odor or other harmful or unhealthy conditions. Temporary impacts related to construction will be mitigated as outlined in the October 9, 1992 mitigation document. Page 2 of 9 The Bluffs—October 26, 1998 • • i. Availability of public services and facilities to accommodate the proposed use; Adequate public services and facilities exist or will be installed as part of the amended site plan. j. Prevention of neighborhood deterioration and blight. The January 12, 1993 Hearing Examiner Report concluded that "the development of the subject site should not adversely affect property values" and that the limited impacts of the development on adjacent properties "should minimize any negative impacts". The proposed amendment will not adversely affect property values, will continue to minimize impacts to the surrouding properties and will not result in nieghborhood deterioration and blight. 2. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; The amended site plan maintains a similar developed area resulting in the retention of 44% of the site in natural open space. This is only a 7.9 % decrease in the • natural open space. Additionally, the amended site plan eliminates the northern emergency access road and maintains a five acre undisturbed area adjacent to the single family uses on the northern property line. The dwelling units are now dispersed across the developed area in more buildings of lesser height and bulk. This increase in the number of buildings and building footprint is a direct result of the change in architecture from the larger and taller institutional styte buildings to smaller and shorter residential buildings. The building heights have decreased from 70, 60 and 50 feet to 35 feet. This reduction in height and scale is more sensitive to views from surrounding properties by integrating the buildings into the hillside and behind trees that are to be preserved. Increased building modulation also provides more visual interest and architectural diversity than with the previous buildings. b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates the spirit and/or intent of the Zoning Code and impairs the use, enjoyment or potential use of surrounding properties; The above mentioned reduction in height and scale is more sensitive to views from surrounding properties by integrating the buildings into the hillside and behind trees that are to be preserved.. Increased building modulation also provides more-visual interest and architectural diversity than with the previous massive buildings. The preservation of the northern five acres will also maintain a continuous undisturbed greenbelt across the site. Page 3 of 9 The Bluffs—October 26, 1998 • c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; The amended site plan maintains the linkages between the residential uses and the adjacent streets, utilities, and walkway systems in the surrounding area. The 'retention of substantial portions of the site as undisturbed open space maintains the provision of a desirable transition between the proposed uses and the surrounding area. d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid over concentration of structures on a particular portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the Zoning Code; The amended site plan includes 26 residential buildings that contain one additional l unit on the upper terrace and eight additional units on the lower terrace. This adjustment in the unit distribution involves only a 5.5% increase in the number of dwelling units. The new shorter buildings are concentrated on the more level areas of the site, are integrated into the hillside, and are in the same general boundaries of the area to be previously developed. The retention of natural vegetation and replanting of predominantly native landscaping will add to the perception of less height and bulk then the approved site plan. e. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between used when beneficial, to promote "campus-like" or"park-like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; The amended site plan retains 44% of the site in natural open space to promote a • "park-like"layout. Areas that are disturbed for road construction will be replanted with native landscaping for a "park-like"appearance. The parking is dispersed across the developed area of the site in townhouse garages (48 spaces), garage and garage carriage unit buildings (62 spaces), carports (88 spaces) and uncovered (107 spaces) for a total of 305 parking spaces. Parking in the upper terrace is located in the same general location as the previous plan and has been redesigned based on revised building types and locations. Surface parking areas will be • landscaped and interrupted with enclosed parking structures to promote a visually --- positive appearance. Parking in the lower terrace continues to be located to the east of the buildings to screen surface parking from the adjacent residential development. An on-site manager will supervise all parking areas to prevent unauthorized parking in fire lanes and service areas. Page 4 of 9 The Bluffs—October 26, 1998 • • r f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting "campus-like" or"park-like" settings in appropriate zones; In addition to the elements noted directly above, the amended site plan consists of buildings which are substantially lower in height. The buildings are integrated into the existing topography and large undisturbed vegetated areas are preserved in the northern and central portions of the site. The buildings in the lower terrace are decreased in height from 50 to 35 feet and are generally the same height as the adjacent three-story Marina Landing apartment buildings. The Marina Landing apartments are oriented to the lake and the views from these existing buildings are not impacted by the revised design. g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote a "campus-like" or"park-like" setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the Zoning Code; The amended site plan retains 44% of the site in natural open space. Areas which are disturbed for road construction will be replanted with native landscaping for a park-like"appearance. Parking areas are located to the center of the upper terrace area and to the back of the buildings on the lower terrace area. The retention of vegetation, landscaping of disturbed areas, and building location all contribute to effective screening and buffering and promote a "park-like"setting. h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. The amended site plan will continue to provide lighting that is adequately shielded to avoid light and glare impacts both on-site and to adjacent properties. 3. Review of Impacts of a Proposed Site Plan to the Site: a. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; The amended site plan will continue to provide for adequate light and air within the development. The buildings will be separated a minimum of 10 feet with a 20 foot separation being the average separation. The building floor plans and placement of the buildings provide for privacy between the residential units. The residences will be oriented to views of Lake Washington and the undisturbed open areas. Page 5 of 9 The Bluffs—October 26, 1998 b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid over concentration or the impression of oversized structures; The amended site plan locates the buildings in the open level terrace areas and integrates the buildings into the existing topography. This integration of shorter buildings into the hillside avoids an impression of oversized structures and complements the site. . c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; The amended site plan retains 44% of the site in natural undisturbed open space. To the benefit of the adjacent single family development, clearing and grading is no longer proposed in the northern portion of the site resulting in an approximate five acre undisturbed natural area. This change will provide for a undisturbed corridor of vegetation across the site from the north to the south. Clearing and grading will occur within a portion of the WSDOT I-405 right-of-way and in the upper and lower terrace areas as a result of the revised building locations; however, the amended grading plan will result in only a 6% increase and is largely attributed to a more accurate survey of existing conditions and the revised building locations. d. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation; The amended site plan locates the buildings in the open level terrace areas and integrates the buildings into the existing topography. Access driveways follow the existing topography as much as possible with the southern access in generally the same location. The new access to the lower terrace responds to fire and fife safety access issues. An easement will be obtained from the adjacent development for the new fire access drive.. e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; The amended site plan has an increase in impervious surface coverage from 21.8% to 27.2% of the site. This change is a result of the smaller scale, more horizontal buildings dispersed in the terrace areas. While the impervious area has increased, the general boundaries of the area to be developed with buildings and parking remains the same. The stormwater drainage system and revegetated areas will control the runoff and natural infiltration will continue to occur in the 9.8 acres of natural open space and 5.8 acres of landscaped open space. Page 6 of 9 The Bluffs—October 26, 1998 , . f. Design and protection of planting areas so that they are not susceptible to damage form vehicles or pedestrian movements; The amended landscape plan continues to provide curbing and wheel stops in the parking areas. Landscaping will be setback from access driveways and the landscaping will be designed to avoid damage from vehicles or pedestrian movements. g. Consideration of building form and placement and landscaping to enhance year- round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. The amended site plan and building form continue to enhance year-round conditions of sun, with open exposures to Lake Washington. The modifications do not change the conditions of sun or shade on adjacent properties. 4. Review of Circulation and Access: a. Provision of adequate and safe vehicular access to and from all properties; The amended site plan continues to provide adequate circulation for vehicles and pedestrians. All on-site pedestrian pathways will be designed for safe walking. Access in the lower terrace has been improved to respond to fire and life safety issues. b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; The amended site plan minimizes the access points and ingress and egress movements by providing one southern access for the upper terrace and shared access to the lower terrace. As indicated in the September 14, 1998 updated traffic analysis (Transportation Solutions, Inc.) the modification also contributes fewer PM peak trips than the previous site plan. c. Consolidation of access points with adjacent properties, when feasible; Access to the lower terrace is shared with the existing Marina Landing apartment complex. d. Coordination of access points on a superblock basis so that all vehicle conflicts and vehicle/pedestrian conflicts are minimized; Not applicable. Page 7 of 9 The Bluffs—October 26, 1998 • e. Orientation of.access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; Not applicable. f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; The modification will continue to promote a safe and efficient internal circulation system. The internal circulation system provides for safe pedestrian access between the buildings and to the site entrance with separated and clearly marked pedestrian pathways. Changes in the circulation system respond to improved fire access and result in retention of the northern five acres of the site as an undisturbed natural area.. g. Separation of loading and delivery areas from parking and pedestrian areas; j _Not applicable. h. Provisions for transit and carpool facilities and access where appropriate; and Not applicable. • i. Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. The applicant will provide a 20-foot wide separated pedestrian/emergency vehicle access corridor that parallels the access driveway from Lake Washington Boulevard to the lower access drive in the upper terrace. All buildings in the upper terrace will be linked with pathways to be constructed by the applicant. An additional hill climb will be constructed to connect buildings in the lower terrace with buildings in the northern portion of the upper terrace. The trail will be a meandering foot trail through the woods. 5. Review of Signage: a. Employment of signs primarily for the purpose of identification; j The only signage proposed will consist of site identification signs at the two entrances and identification signs for each of the proposed buildings. b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain; The proposed entry signs will complement the character of the surrounding area and f the building signs will follow the architectural character of the proposed buildings. Page 8 of 9 The Bluffs—October 26, 1998 Ii c. Limitation of the number of signs to avoid visual clutter and distraction; The proposed signage will be the minimum necessary for identification of the development and the buildings. d. Moderation of surface brightness or lighting intensity except for that necessary for sign visibility; and The signs will not be illuminated. e. Provision of an identification system to allow for quick location of buildings and addresses. (Ord. 3981, 4-7-1986) Visible identification signs will be provided for each of the proposed buildings. 6. Aquifer Protection Area (APA): Prior to the issuance of any permit in an Aquifer Protection Area, a finding must be made that the proposal will not impact the quantity or quality of water in the aquifer on a short-term basis, long-term basis, or cumulatively in conjunction with other existing or proposed uses. a. The required finding shall be made by the Hearing Examiner for all proposals which are subject to approval by the Hearing Examiner pursuant to Section 4-8- 10 of this Title. All other findings shall be made by the Water Utility Engineer. b. The required finding shall be based on the activities to be conducted, substances that will be stored, handled, transported, treated, used or produced and the potential for these activities or substances to degrade the ground water quality. The modifications will not change the previous site plan approval in regard to the quantity or quality of water in the aquifer. Page 9 of 9 The Bluffs—October 26, 1998 r• THE BLUFFS -AMENDED SITE PLAN Compliance with January 12, 1993 Hearing Examiner Recommendation and Decision The amended site plan proposal will comply with the previously approved site plan as outlined below: Recommendation: The City Council should approve the proposed reclassification of the subject site from R-1 to R- 3 subject to conditions 1. through 5. of the Hearing Examiner's Report. APPLICANT COMMENT: The City Council approved the reclassification and executed a property use and development agreement on March 8, 1993. To execute the amended site plan, a revised draft development agreement will be prepared for review and approval by the City Council. Decision: The Site Plan is approved subject to the following conditions: 6. The applicant shall comply with all conditions found in the Mitigation Document established by the Environmental Review Committee and published on October 9, 1992. The applicant shall comply with all of the conditions that are determined by the City to be necessary prior to the issuance of any Construction, Grading License, or Building Permits APPLICANT COMMENT: The applicant will comply with all conditions found in the October 9, 1992 Mitigation Document. The applicant will comply with the conditions established during the City's review of the applicable permit application. 7. Greenbelt/Steep Slope Covenants: The applicant shall execute covenants running with the land that set aside and protect all undisturbed steep slope/greenbelt areas. These areas are to remain in their natural state except for trails that may be located through the area. The covenants shall be approved by the Development Services Division and City Attorney prior to the issuance of any Construction or Building Permits. APPLICANT COMMENT: The applicant will execute covenants for the protection of the undisturbed steep slope/greenbelt areas. Draft covenants will be submitted for City review with the applicable permit application. 8. Landscape Maintenance Covenants: The applicant shall execute covenants running with the land acknowledging this and future owner's responsibilities for maintaining the new on-site landscaping and other improvements on the site in accordance with accepted landscape principals. The covenant shall require the land owner to agree to replace any and all new landscaping that has died or been so severely damaged through improper maintenance (e.g. improper or excessive pruning) as to destroy or significantly reduce the original intent. The landscaping covenant shall be approved by the Development Services Division and City Attorney prior to the issuance of a Building Permit. Page 1 of 4 The Bluffs—October 26, 1998 APPLICANT COMMENT: The applicant will execute covenants for the maintenance of the new on-site landscaping. Draft covenants will be submitted for City review with the applicable permit application. 9. Landscaping Surety Device: The applicant shall post a surety device, to be approved by the Development Services Division for maintenance and plant replacement of all site landscaping to cover a three (3) year period. Evidence of the surety device is required prior to the issuance of a Building Permit. APPLICANT COMMENT: The applicant will post a surety device for maintenance and plant replacement of all site landscaping to cover a three (3)year period. The surety device will be approved by the City prior to issuance of the applicable permit application. 10. ",The applicant shall execute covenants that assure that all of the residents of all the buildings, including Building F, shall be entitled to freely use all the recreational amenities that are provided and constructed as a result of this approval including the pool and recreational,complex in Building C. ;,APPLICANT COMMENT: The applicant will execute covenants that assure that all of .the residents of the development will be entitled to use the provided recreational amenities. Draft covenants will be submitted for City review with the applicable permit „application. 11. The applicant shall construct a raised standard sidewalk that parallels the access driveway and which runs from Lake Washington Boulevard to the southwest corner of Building A. All other Buildings of the upper terrace shall be linked by pathways subject to the approval of the City. All sidewalks and pathways shall be constructed by the applicant and approved by the City prior to the issuance of an occupancy permit. APPLICANT COMMENT: The applicant will provide a 20-foot wide separated pedestrian/emergency vehicle access corridor that parallels the access driveway from Lake Washington Boulevard to the lower access drive in the upper terrace. All buildings in the upper terrace will be linked with pathways to be constructed by the applicant. These pathways will be subject to City review and will be installed prior to occupancy. 12. The applicant shall construct and shall not defer or otherwise eliminate a sidewalk along Lake Washington Boulevard that runs from the south boundary line of the site to the intersection of the intersection of N 20th (as extended). The sidewalk shall be constructed by the applicant and approved by the City prior to the issuance of an occupancy permit. APPLICANT COMMENT: The applicant will provide a sidewalk along Lake Washington Boulevard. This sidewalk will be subject to City review and will be installed prior to occupancy. 13. The applicant shall construct at least two separate hill climbs that may consist of any combination of stairs, paths and sloping ramps and at least one of which shall connect, as practically as possible, Building F with Building E and the second of which shall Page 2 of 4 The Bluffs—October 26, 1998 • connect the upper terrace in the vicinity of Buildings A, C or D and Lake Washington Boulevard. APPLICANT COMMENT: The applicant will construct a 20-foot wide pedestrian hill climb/emergency vehicle access corridor that connects the upper terrace with Lake Washington Boulevard. An additional hill climb will be constructed to connect buildings in the lower terrace with buildings in the northern portion of the upper terrace. The trail will be a meandering foot trail through the woods. 14. • Facilities Maintenance: In order to ensure the maintenance and upkeep of residential building exteriors and common community facilities, the applicant is required to: a) Establish a condominium homeowners association for the continual maintenance of the site facilities (e.g. landscaping, roads, utilities), common facilities (recreation, lobbies, etc.) and residential building exteriors. b) Establish covenants on the land, as well as on each condominium deed requiring on-going maintenance of the facilities described in "a" above, as well as participation in the condominium homeowners association. APPLICANT COMMENT: The applicant will provide the necessary mechanisms to ensure the maintenance and upkeep'of the residential building exteriors and common community facilities. 15. On-Site Recreation: In order to address demand for on-site private recreation facilities, the applicant is required to construct the proposed recreation center, swimming pool, and pedestrian walkways. APPLICANT COMMENT: The applicant has provided a recreation center, swimming pool, and pedestrian walkways. • 16. Off-Site Recreation Demand: The applicant shall either provide an easement across the subject site to accommodate a public path that is identified in the City's Trail Master Plan in this general location or pay an off-site Park Mitigation Fee of$180 per multi- family unit. APPLICANT COMMENT. The applicant will pay an off-site Park Mitigation Fee of$180 per multi-family unit. The applicant will contact the Parks Department to determine if credit will be given for provision of the on-site private trails and recreational amenities. 17. Street Cleaning Surety Device During Construction: The applicant shall post a surety device, to be approved by the Transportation Systems Division for street cleaning during the construction phase of the project. Evidence of the surety device is required prior to the issuance of a Building Permit. ' APPLICANT COMMENT: As determined by the•Transportation Systems Division, the applicant will post a surety device for street cleaning during the construction phase of Page 3 of 4 The Bluffs—October 26, 1998 the project. If determined to be necessary, the surety device will be approved by the Transportation Systems Division prior to issuance of the applicable permit application. 18. The applicant shall install signs at all entrance points and signs that clearly identify buildings. APPLICANT COMMENT: The applicant will install a monument sign at the southern and northern entrance points and other required identification signs to clearly identify buildings. 19. Project Phasing: If the applicant chooses to phase the project, the applicant shall use the following schedule subject to approval of the City: 1) All site Preparation (site grading, utilities, and roads) shall be the first phase; 2) Site Preparation for all portions of the site shall be completed prior to issuance of any Building Permits. APPLICANT COMMENT:Any phasing will be consistent with this condition and is subject to approval by the City. 20. Storm Drainage &Treatment System Construction: The applicant shall comply with code and appropriately locate the storm water system entirely on the subject site. APPLICANT COMMENT: The applicant will comply with the code and appropriately locate the storm water system entirely on the subject site. 21. The applicant shall retain a qualified geotechnical consultant and a qualified hydraulics engineer to work with the applicant's civil engineering consultant to provide recommendations concerning the engineering and design of roadways, utilities, retaining walls, drainage, and foundation systems. The geotechnical consultant shall review and sign off on the project construction drawings prior to the issuance of any construction or building permits. All such work shall be approved by the City. APPLICANT COMMENT: The applicant has retained Golder Associates and Dodds Engineers Inc. for engineering and design of roadways, utilities, retaining walls, drainage, and foundation systems. Golder Associates will review the final site grading plan and provide specific comments and criteria related to retaining wall, foundations and grading. 22. The applicant shall post a bond or provide other assurances, approved by the City Attorney, to restore the site to its natural condition if development of the site is terminated after any grading or vegetation removal has occurred. APPLICANT COMMENT: The applicant will provide assurances, as approved by the City Attorney, for site restoration if development of the site is terminated after any grading or vegetation removal has occurred. Page 4 of 4 The Bluffs—October 26, 1998 • 4 tj q THE BLUFFS At Lake Washington CONSTRUCTION MITIGATION DESCRIPTION It is anticipated that site construction at The Bluffs would commence in late Spring of 1999. Building permit and utility design drawings will need to be reviewed and approved by the City prior to construction activity. Construction duration is estimated to last approximately 1 — 1 1/2 years and could be completed in the fall of 2001 assuming a Spring 1999 start. The site grading and utility phase of construction will occur first. The majority of this construction phase will occur in the summer months to avoid potential weather related problems. Once the earthwork and utility phase is complete and all- weather roads built, framing could occur into the fall months. During construction, noise and dust control measures will be implemented to avoid off- site impacts. Construction will be limited to the hours as required by City of Renton codes. Hauling routes will be limited to Lake-Washington Boulevard south of the northerly entry to Gene Coulon Memorial Beach Park. Impacts of construction related traffic on Lake Washington Boulevard will be minimized through appropriate traffic flagging, signage and street cleaning to avoid dust or mud. Additional mitigation measures are identified in the SEPA addendum documentation. • .'%`' Zisol ‘.4 red October 26, 1998 SEPA COMPLIANCE DOCUMENT Pursuant to WAC 197-11-600 (4) (c), an addendum is appropriate where it"adds analyses or information about a proposal but does not substantially change the analysis of significant impacts and alternatives in the existing environmental document." The following information is provided to demonstrate how the changes in the proposal do not substantially change the impacts or alternatives discussed in the FEIS and previous addendum. The mitigation measures are those measures that were identified in the City of Renton October 9, 1992 mitigation document. Updated environmental documents include the following: Traffic Analysis by TSI (9/14/98), Geotechnical Investigation by Golder Associates (6/26/98), Drainage Report by Dodds Engineers (9/98) and Wetland Delineation by Talasaea (8/31/98). Cf 0p��:��T lO FL A. NATURAL ENVIRONMENT OCT 2 1. EARTH s /998 a tea.(� Previous Proposal Modified Pro dust • Up to 137,000 cubic yards (cy) • Up to 145,667 cy of soil to be of,soil to be graded graded • 81,000 cy exported • 83,000 cy exported • Portions of some of the • Portions of some of the proposed proposed buildings and road buildings and road fall into 40% fall into 40% slope area slope area • 24-foot wide entrance drive • 26-foot wide access road with with emergency access on adjacent 20-foot wide emergency north portion of site access corridor • No emergency access on north portion of site COMMENTS: The modified proposal includes a decrease in building height and a broader dispersal of the buildings in the terrace areas. Given that the slope of the entry road dictates the parking lot elevation for these buildings, the modified proposal responds with buildings that are closer to the 1-405 right-of-way. The revised proximity to 1-405 precludes the construction of rockeries and slopes that do not encroach into the right-of-way. Additionally, based on more refined topographic information it is noted that the previous proposal (near Building E) would also have required grading in the right-of-way. In addition to these modifications, clearing and grading is no longer proposed in the northern portion of the site resulting in an approximate five acre undisturbed area adjacent to the existing single family development. This change eliminates the potentially erosive condition that could have occurred for the emergency road and fill in and around the ravine located in this area. While the clearing and grading has changed in location, the amount of grading is essentially the same. The October 9, 1992 mitigation document identified that up to 137,000 cubic yards of soil would be graded with 81,000 cubic yards taken off site. The modified grading plan will result in 145,667 cubic yards of grading and 83,000 cubic yards exported. This 6% increase is largely attributed to a more accurate survey of existing conditions and the more detailed grading plan. The analysis of the impacts from erosion, sedimentation deposit, salutation of waterways and slope stability in the previous SEPA documents is appropriate and is not substantially Page 1 of 8 The Bluffs—October 26, 1998 changed by the modified proposal. Additionally, the June 26, 1998 Geotechnical Investigation prepared by Golder Associates does not indicate that the modified proposal will have a probable significant adverse environmental impact. The modified site plan responds to the recommendations in the Golder report and the applicant will comply with the mitigation measures identified in the October 2, 1992 mitigation document. MITIGATION MEASURES: Al. Prior to construction, the applicant shall: a. Retain a qualified geotechnical consultant and a qualified hydraulics engineer to work with the applicant's civil engineering consultant to provide recommendations concerning the engineering and design of roadways, utilities, retaining walls, drainage and foundation systems. The geotechnical consultant • shall review and sign off on the project construction drawings prior to the issuance of any construction or building permits. b. In order to minimize disruption of steep slope areas, the geotechnical/hydraulics consultant(s) are required to prepare a construction phasing plan and erosion control plan for all grading, clearing, and re-landscaping, prior to the issuance of Grading Permit or Building Permit. A2. During Construction, the applicant shall: A2.1. Retain a geotechnical/hydraulics engineering firm, to be approved by the Development Services Division, to monitor all major grading and excavation activities. The scope of the monitoring services would be required through Certificate of Occupancy, and would include the following: • Provide confirmation and identification of bearing soils in all foundation excavations; • Observe and monitor the stability of the site excavations; • . Identify those soils considered suitable for use as structural fill and perform- modified Proctor testing of these soils to determine their optimal moisture/maximum density values; • Monitor the placement and test the compaction of all structural fill on site; including but not limited to proposed building locations and roadway subgrades. A2.2 In order to minimize disruption of steep slope areas, the contractor is required to implement a construction phasing plan and erosion control plan, under the supervision of an approved geotechnical/hydraulics engineering consultant, for all grading, clearing, and re-landscaping. A2.3 The contractor is also required to utilize"best management" practices to minimize erosion of steep slope areas. Examples include, but are not limited to: • Route surface water through temporary drainage channels around exposed slopes; • Use slit fences and temporary sedimentation ponds to collect and hold eroded material on the site; • Intercept and drain subsurface seeps; • Hydroseed or plant vegetation on exposed areas where work is completed and no buildings are proposed; • Complete excavation, roadway and utility grading, and hydroseeding in the drier months of the year, specifically between April 1 and September 30, unless favorable weather conditions would indicate little risk of erosion or landslide, subject to approval by the Development Services Division; Page 2 of 8 The Bluffs—October 26, 1998 • Provide a vegetation inventory and grading plan which retains existing vegetation to the greatest extent possible and retains larger trees in groves whenever possible; • Install final supporting structures (retaining wall or basement wall) as soon as possible where cuts are made; and • Install and regularly maintain a permanent drainage system in the vicinity of the seep in the central position of the site to intercept and control groundwater seepage after construction. A3. Construction in Greenbelt Areas: In order to protect and maintain greenbelt areas, the applicant's engineering and geotechnical/hydraulics consultants are required to identify measures to control erosion and slope instability and project vegetation on the greenbelt areas for inclusion in the specifications and contract for site and grading work. These measures are to include, but not be limited to: • Installation of crushed rock at the construction entrance to reduce the tracking of mud onto the public roadways; • Hydroseeding and/or covering the cut/fill slopes of the entry road with plastic sheeting to reduce the erosion of the exposed surfaces; • Construction of a formal detention pond at the base of the slope and fit it with erosion/sedimentation control features such as silt fences and gravel filter cones, prior to any building construction; • Entering into a permanent agreement with the City Surface Water Utility to provide for the maintenance on the detention pond including but not limited to removal of silt as needed. This agreement is to be approved by the Surface Water Utility, Development Services Division and City Attorney prior to the Public Hearing on Final PUD approval; and • Phasing all site work in steep slope/greenbelt areas per Mitigation Measures A1.b and A2.2, described above. 2. SURFACE WATER Previous Proposal Modified Proposal • Impervious surface coverage of • Impervious surface coverage of 21.8% of the site 27.2% of the site • Clearing for development of • Clearing for development of buildings, parking access and buildings, parking access and northern emergency access road northern emergency access road COMMENTS: The modified proposal includes an increase in impervious surface coverage from 21.8%to 27.2% of the site. This change is a result of the smaller scale, more horizontal buildings dispersed in the terrace areas. While the impervious area has increased, the general boundaries of the area to be developed with buildings and parking remain the same. The analysis associated with surface water impacts in the previous SEPA documents remains applicable and is not substantially changed by the modified proposal. The applicant will comply with the mitigation measures identified in the October 9, 1992 mitigation document. Page3of8 The Bluffs—October 26, 1998 MITIGATION MEASURES: A4. The applicant is required to implement temporary erosion and sedimentation control methods during construction consistent with City of Renton requirements and best management practices. This will include an emergency management plan to address potential off-site impacts during construction, particularly to Gene Coulon Park. A5. The applicant is required to prepare a tree clearing and vegetation removal plan which retains native vegetation as much as possible as a condition of Site Plan Approval. 3. GROUNDWATER Previous Proposal Modified Proposal • Groundwater was not • No change encountered in any of the test pits • Project to be connected to the City of Renton sewer system COMMENTS: The analysis associated with groundwater impacts in the previous SEPA documents remains unchanged by the modified proposal. Because the proposed action must comply with the requirements of the City of Renton Aquifer Protection Area Ordinance, adequate mitigation of potential groundwater impacts will be achieved through compliance with that ordinance, including the restriction on the storage or production of regulated compounds. MITIGATION MEASURES: A6. None required. 4. STORM DRAINAGE Previous Proposal Modified Proposal • 11.2 acres will be developed • 12.5 acres will be developed • All stormwater flows would be • All stormwater flows will be collected by a tight-lined storm collected by a tight-lined storm drainage system and ultimately drainage system and ultimately directed to the system in Lake directed to the system in Lake Washington Boulevard. Washington Boulevard. • Waterquality treatment systems will be provided for both the upper and lower terrace areas COMMENTS: The modified proposal results in a change in the amount of developed area. The analysis of the impacts for storm drainage in the previous SEPA documents are not substantially changed by the modified proposal. Additionally, the September 1998 Preliminary Technical Information Report prepared by Dodds Engineers Inc. does not indicate that the modified proposal will have a probable significant adverse environmental impact. The drainage system will comply with the requirements of the City of Renton Drafting Standards, Section 4-6-030 of the City of Page 4 of 8 The Bluffs—October 26, 1998 t - Renton Municipal Code and the King County Surface Water Management Design Manual as adopted by the City of Renton. The applicant will comply with the mitigation measures identified in the October 9, 1992 mitigation document. MITIGATION MEASURES: The applicant is required to: A7. Enter into a permanent agreement with the City Surface Water Utility to provide for the maintenance on the detention pond including but not limited to removal of silt as needed. This agreement shall be approved by the Surface Water Utility, Development Services Division and City Attorney prior to the issuance of any Grading or Building Permits; A8. Install a closed drainage system meeting all City of Renton standards and codes; A9. Provide oil/grease traps and silt sumps in street catch basins to aid in controlling the discharge of oil, grease and sediment. These are required to be maintained by the property owner in perpetuity; A10. Provide an on-site area for car washing with appropriate oil/grease traps and other devices; Al 1. Construct the aforementioned stormwater detention pond to allow settling of particulates and provide further water quality enhancement by providing a grassy swale at the pond outfall for biofiltration; and Al2. Provide for a licensed hydraulics engineer to be on duty as needed during the major grading and excavation activities to protect against erosion and related impacts. (See Condition A2.1 for further consultant requirements during site work.) 5. PLANTS Previous Proposal Modified Proposal • 51% of site in open space • 44% of site in natural open space • Large coniferous trees to be • Large coniferous trees to be retained as much as possible retained as much as possible • No removal of understory • No removal of understory vegetation unless necessary for vegetation unless necessary for development of roads, buildings, development of roads, buildings, utilities or parking utilities or parking • To the greatest extent possible, • Disturbed areas planted utilization native species for re- predominately with native plant landscaping materials • Ornamental materials located around buildings and in surface parking areas. COMMENTS: The modified proposal includes a landscape plan that is essentially the same. Natural open space will be maintained and disturbed areas will be planted predominately with native plant materials. Additionally, the modified proposal include retention of approximately five acres of undisturbed vegetation in the northern portion of the site resulting in a continuous undisturbed north/south corridor of natural vegetation. Ornamental materials will be located around the face of the building and in the surface parking areas. The analysis associated with the loss of plants in the previous SEPA documents remains applicable and is not substantially changed by the modified proposal. Page 5 of 8 The Bluffs—October 26, 1998 MITIGATION MEASURES: A13. None required. 6. WILDLIFE Previous Proposal Modified Proposal • 51% of site in open space • 44% of site in natural open space • Large coniferous trees to be • Large coniferous trees to be retained as much as possible retained as much as possible • No removal of understory • No removal of understory vegetation unless necessary for vegetation unless necessary for development of roads, buildings, development of roads, buildings, utilities or parking utilities or parking • To the greatest extent possible, • Disturbed areas planted utilization native species for re- predominately with native plant landscaping materials • Clearing and grading for the • No disturbance to the northern northern emergency access road five acres COMMENTS: The modified proposal includes less disturbance across the site and generally confines it to the upper and lower terrace areas. The northern emergency access road has been eliminated and an approximate five acre undisturbed area will be preserved resulting in a continuous undisturbed north/south corridor of natural vegetation that can be used by wildlife to traverse the site. All greenbelts will be maintained and disturbed areas will be planted predominately with native plant materials. The analysis associated with the loss of animals in the previous SEPA documents remains applicable and is not substantially changed by the modified proposal. MITIGATION MEASURES: A14. None required. Page 6 of 8 The Bluffs—October 26, 1998 B. BUILT ENVIRONMENT 1. LAND USE Previous Proposal Modified Proposal • 165 residential condominium • 174 residential luxury leased ownership units residences • 51% of the site in natural open • 44% of the site in natural open space space COMMENTS: The modified proposal includes nine additional dwelling units for a total of 174 units. This is only a 5.5% increase in the number of units with a minor change in density from 7.4 units per acre to 7.8 units per acre. The revised ownership will continue to emphasize a quality residential environment and the modified site plan remains consistent with the site plan approval criteria. The land use analysis in the previous SEPA documents does not substantially change and the modifications will not have significant adverse environmental impacts. MITIGATION MEASURES: B1. None required. 2. AESTHETICS Previous Proposal Modified Proposal • Retention of natural areas • Retention of natural areas • 70, 60 and 50 foot building • 35 foot building heights -heights • Increased building modulation • Incorporation of architectural and architectural diversity elements form the Gene Coulon Park design theme COMMENTS: The modified proposal includes a decrease in building height from 70, 60, and 50 feet to 35 feet. This reduction in height and scale is more sensitive to views from Gene Coulon Park and surrounding properties by integrating the buildings into the hillside. Increased building modulation also provides more visual interest and architectural diversity than with the previous buildings. The aesthetics analysis in the previous SEPA documents recognized that the hillside would remain only partially wooded and the modified proposal does not substantially change the analysis of the impacts. MITIGATION MEASURES: B2. None required. Page 7 of 8 The Bluffs—October 26, 1998 l 7 3. TRANSPORTATION Previous Proposal Modified Proposal • 24-foot wide southern access • 26-foot wide southern access with northern emergency with parallel emergency access access • Driveway access shared with • Driveway access shared with Marina Landing Marina Landing • 9 fewer trips in the PM peak • 123 trips in the PM peak hour hour • 368 on-site parking spaces • 305 on-site parkins spaces COMMENTS: The modified proposal includes nine additional dwelling units for a total of 174 units. Of the 174 dwelling units, 24 units will be townhouse and 150 units will be luxury low-rise residences. Transportation Solutions, Inc. prepared an updated traffic analysis (September 14, 1998) based on the change in unit type and the latest ITE Trip Generation Report. The updated report indicates that the peak hour traffic volume is reduced because the current mix of residential uses generates a lower number of trips per dwelling unit. Distribution and level of service was also analyzed and it was concluded that the modification will have a negligible traffic impact to the surrounding roadway network. The traffic analysis in the previous SEPA documents does not substantially change and the modifications will not have significant adverse environmental impacts. MITIGATION MEASURES: B3. None required. 4. PUBLIC SERVICES Previous Proposal Modified Proposal Fire - Fire • Structures will be sprinklered • No change Police Police • 165 dwelling units • 174 dwelling units Schools Schools • Addition of 54 new students • Incremental increase of new Parks and Recreation students based on addtl. units • On-site recreation facilities Parks and Recreation Utilities • No change • Extension of city utilities Utilities • No change COMMENTS: The EIS identified a number of potential impacts for police services, fire services, schools, and parks and recreational facilities. Based on the nine new dwelling units, the modified proposal will have minor incremental increases in pubic service demands related to police, off-site parks and schools. Impacts for fire, utilites, and on-site recreation are unchanged. The analysis for impacts to public services in the previous SEPA documents does not substantially change and the modifications will not have significant adverse environmental impacts. MITIGATION MEASURES: B4. through 88. None required. Page 8 of 8 The Bluffs—October 26, 1998 III■ III■ III■ October 26, 1998 LEGACY PARTNERS Peter Rosen, Senior Planner Legacy Partners Development Services 1756-114th Avenue 5E,Suite 135 Planning/Building/Public Works Department Bellevue,WA 98004-6931 City of Renton Phone:425.455.4813 1055 Grady Way Renton,WA 98055 RE: The Bluffs at Lake Washington—Site Plan Amendment Application Dear Mr. Rosen: We are pleased to submit Legacy Partners'application for an amendment to the previously approved site plan for The Bluffs at Lake Washington. Legacy Partners, formerly known as Lincoln Property Company, has devoted much time and effort in preparing an amended residential development proposal that we believe improves upon the previously approved site plan and continues to respond to the Hearing Examiner's conditions of approval, the City's goals, and the requirements expressed in the site plan review criteria. Attached you will find the following materials required for a complete application: ENT pj Materials No. of Copies CiTY OFF . 1. Land Use Permit Master Application Form 1 original + 11 copies 2. SEPA Addendum Documentation including: 12 copies OCT 2 6 1998 Traffic Study 5 copies Drainage Report 4 copies fEn Wetland Report 5 copies Geotechnical Report 5 copies 3. Title Report/Recorded Documents 3 copies/5 copies 4. Mailing Labels 2 sets 5. List of Surrounding Property Owners 2 copies 6. Preapplication Meeting Comments 5 copies 7. Project Narrative/Justification 12 copies 8. Construction Mitigation Description 5 copies 9. Neighborhood Detail Map 5 copies 10. Site Plan (with Parking, Lot Coverage, Landscaping Analysis) 12 copies 11. Architectural Elevations 12 copies 12. Preliminary Grading Plan 12 copies 13. Preliminary Utilities Plan 5 copies 14. Preliminary Drainage Control Plan 5 copies 15. Tree Survey/Land Clearing Plan 4 copies 16. Conceptual Landscape Plan 5 copies 17. Plan Reductions including: 8 1/2" by 11" of each plan sheet 1 copy 18. Color Display Maps 1 set H:IDEVLPM NTDEVELOPIBLUFFSILCVR1026.DOC III■ III■ Page Two III Peter Rosen, Senior Planner City of Renton LEGACY PARTNERS October 26, 1998 Also enclosed is a check in the amount of$2,016 for the application fees and public notice mailing. We are all excited about this development and look forward to working with you, other members of the City of Renton staff, and the community during your review of our application. Please call me at 425-445-4813 if you have questions about the application or need additional information. Sincerely, e / oseph D. Strobele Development Manager Enclosures cc: Scott Springer H:1DEV LPMNTIDEV ELOPIBLUFFS\LCVR1026.DOC • DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS . AND E S Calculations, Survey, • Drainage Report 2 Elevations, Grading 2 <>><> I >>« « >•` Existing Easements (Recorded Copy) 4 f.. Floor Plans 3AND4 Grading Plan, Conceptual 2 Gr.din :Plan., D tall z King County Assessor's'Map Indicating Site 4 L'andsca' iii' P(an;C.oiice tual...... : ..... ..... ..... ..... .................... ................................ :..:................:..........:::::::::::::::.:.::::::.::::::::.:::::::.:::.:::::.:::.::. Legal Description 4 i t of<Sur undi :Pc..oper y Owers: . : .> > < Mailing Labels for Property Owners 4 a ' f Existin :Site'.Conti t o s 0 I Master Application Form 4 on e t ' a r o::e o num e M... . um n C .:d...: n pe m .. n ) Parking, Lot Coverage & Landscaping Analysis 4 Postage 4 <.:::i:!: i %> i;:i :'y' "i:<t <_``: a< '"`:::` ;>:`iEi :5ii::<isift22asi::;<t:::;>ii;::.::i<:;;:;:;:;:;:;ir:;: Public.Works Approval<:Letter.z ... . . ........ Title Report or Plat Certificate 4 . To og.raPh :: aP:: 5r.:c ontours )s Traffic Study 2 e e Tr e.Cuttiri XV.e tatrori;Cleariri Plana. Utilities Plan, Generalized 2 Wetlands inea1j..9.Ma 4 p Wetlands Planting Plan 4 Wetlands Study'a This requirement may be waived by: 1. Property Services Section PROJECT NAME: '72t/ It i �i c 2. Public Works Plan Review Section j/(/ 3. Building Section DATE: /D 4. Development Planning Section h:\division.s\develop.ser\dev.plan.incAwaiver.xls _ l I. • 1 • • The Bluff ' -Mentors,Washington Project Statistics: ComparativeAnalysis- 23,1996 This summary compares the amended site plan proposal for The Bluffs site (October 23., 1998 Site Plan) with the site plan approved by the City of Renton under the Property Use and Development Agreement of March 8, 1993. Statistic March 1993 * October 23, 1998 a Building Floor Area • 214,500sf** 263.357sf b Building Type four story residential over 3 story residential &3 story+ two levels structured parking basement, surface parking, 3 story townhouses with internal parking, 2 story "carriage" c Units 165 174 d Garages (incl. carriage.) . 136 (in shared parking) 62 (private garages) e Garages spaces in TH's 0 48 f Carports 48 103 g Surface Parking 154 92 h Total Parking 338 305 i Building Height Up to 70' 35' j Building Footprint(residences, 80,200sf 93,513f garages. rec.) k Misc Structures, Roads, Walks 134,450sf 170,675sf I Lot Coverage (j+k=1) 214.650sf(21.8% of site) _ 264.738 sf (27.25% of site) m Landscaped Open Space (not available) 281,498sf n Developed Area(I+m=n) 11.2 AC 12.5 AC o Natural Open Space 11.4 AC 9.7 AC • p Total Site Arealn+o=o • 22.6 AC 22.3 AC*** * 1993 statistics based on approved site plan cover sheet information. ** Does not include basement garage *** Based on current boundary and topographic survey NI ` �' CITY OF RENTON aka A Planning/Building/Public Works Department kat Jesse Tanner;Mayor Gregg Zimmerman P.E.,Administrator • • • October 8,.1998 • Mr. Scott B. Springer Lincoln Property Co. • O 1756- 114th Avenue SE Suite 135 Bellevue,WA 98004-6931 SUBJECT: Site Plan Modification For The Bluffs Dear Mr. Springer, • I have reviewed your request to consider the proposed site plan modification. Some of the elements of the changes are within the ten percent range required by the site plan ordinance for a minor modification, such as the number of dwelling units changing from 165 to 174,which is only a 5.5%change. However,other,elements are not only considerably more than a 10%change,but are entirely different in location.and/or-design. The site plan ordinance defines a major adjustment as a"substantial change in the basic site design plan,intensity,density,use and the like generally involving more thin a,10%change in area or scale."- The following is a discussion of your proposed changes to the site plan,as to how they ' relate to the site plan review.criteria that are applicable. - - 1. General Review Criteria: Both the proposed and original site plan seem to meet these general-criteria. The increase in units is less than 10%and meets the land use density standards. - •. 2. Review of Impacts to Surrounding Properties and Uses: a) Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment of surrounding uses and structures and of the community. • The lot coverage has changed by 22%—214,650 square feet to 262,420 square feet. • The building footprint has increased by 16%. •Views from surrounding properties will be completely different than the original proposal. ' There are more buildings of different scale and height. b) Mitigation of undesirable impacts when an overscale structure,in terms of size,bulk, height, and intensity, or site layout is permitted that violates in spirit-and/or intent of the zoning code and impairs use, enjoyment or potential use of surrounding properties. • The size and scale of the structures are completely different. The original approval contained structures up to 70 feet tall. The number of buildings has increased,while the bulk has decreased. . - - t Page 2 . October 8, 1998 ' c) Effective location, design and screening of parking and service areas, in order to promote efficient function of such facilities,to provide integrated facilities between use when beneficial,to promote"campus-like"or"park-like"layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and.service areas of facilities. •_Ra itiiig type and location has changed significantly. Previous," •_ ; Parking . plans call for 136 stalls in heap g garages under the buildings. The proposed plan has only 62 private garages,but 103 carports. Both plans utilize some surface parking. 3. Review of Impacts of a Proposed Site Plan to the Site: a) Building placement and spacing to provide for privacy and noise reduction, orientation to views and vistas and to site amenities,to sunlight and prevailing winds,and to pedestrian • and vehicle needs. •The proposed building placement and spacing is completely different than that approved. • The relation of one building to another or to the views,etc.,has not been reviewed. b) Consideration of placement and'Scale of proposed structures, in relation toihe openness and natural characteristics of a'site hi order to avoid over concentration or the impression of • oversized structures. ``y • The scale and building size'is completely different than approved. More' buildings of lesser height and bulk are proposed; c) Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal,in so far as the natural Characteristics will enhance the proposed development z. q µ • The proposed change has a lot coverage of 262,420 square feet,a 22%increase from the 214,650 square feet of the original proposal. The paving, roads and walks have a 26% increase. The natural Open space has decreased by 9%. The grading plan has changed significantly. Grading is now proposed on I-405 right of way: 4. Review of Circulation and Access: . - • a) Main access is in similar location;no major change. . , • • b) Promotion of the safety and efficiency of the internal circulation system,including the . location, design and dimensions of vehicular and pedestrian access points, drives,parking, tumarounds,walkways, bikeways and emergency access ways. • The secondary emergency access,previously approved extending to the north into the Kennydale residential community,has been eliminated. The secondary emergency access has completely been relocated to an access way parallel to the general egress roadway. This emergency access road will be used as a pedestrian way at other times than an emergency. . •Access and location of parking areas have been completely redesigned,although they are ` on the same general location on the site.• Access to the buildings have been completely redesigned to match the revised building • locations. . Page 3 • October 8, 1998 • • • Because of the changes discussed above,the proposed modification must be considered as a major modification that must be approved by the Land Use Hearing Examiner and City Council. The Environmental Review Committee (ERC)has reviewed your request that the environmental review of your modification be processed as an addendum to the Environmental Impact Statement (EIS) for the original project. The ERC agrees, as long as all environmental impacts of your modified proposal have been adequately reviewed in the EIS. This issue will be verified upon review of your application for the site plan modification. Please continue working with Peter Rosen, your City project manager, in order to submit your application for the site plan modification. Sincerely, • Gti%�lU �'e4 � •S. ames C.Hanson,Director Development Services • cc: Peter Rosen Environmental Review Committee • JCH:ckg98-050 . • CITY OF RENTON. • Planning / Building / Public Works MEMORANDUM DATE: September 24, 1998 . TO: Environmental Review Committee Members, Lary Warren, Jim Hanson, • Sue Carlson FROM: Peter Rosen, Senior Planner SUBJECT: The Bluffs at Lake Washington • The Bluffs-is a multi-family residential development that was approved,in January 1993. The City Council approved a contract rezone and a development agreement,-and the Hearing Examiner approved the site plan. An Environmental Impact Statement was prepared for the SEPA process. The Lincoln Property Company has submitted a modified site plan and is requesting a determination of whether the modifications are acceptable as a minor adjustment or modification to the approved site plan. The Site Plan Review Ordinance (Section 4-31-33) distinguishes between major and minor modifications or adjustments to an approved site plan. A major adjustment involves a "substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent(10%) change in area or scale." The applicant has provided written materials comparing the elements of the approved site plan and the modified site plan for a determination. Attachment A evaluates the modified site plan qualitatively according to the site plan review criteria listed in the code. At the back of Attachment A is a comparative analysis which evaluates the revisions by„more quantifiable measures such as the change in the number of units, the total building area, building height, parking, lot coverage, etc. .Copies of the applicant's submittal are attached with this memo. The determination of whether the revisions constitute a major or minors modification is a decision of the Zoning Administrator. If the proposed revision is considered a minor modification, the changes can be approved administratively and the applicant may proceed directly toward submittal of the required building permit. The applicant would be required to meet the SEPA mitigation measures and Hearing Examiner conditions imposed oh the original site plan application. The City Council would have to approve of any changes to the previously approved development agreement. If the changes are considered to constitute a major adjustment to the approved site plan,the code requires the review and approval of the original decision-making body,the Hearing Examiner in the case of the subject proposal. An Environmental Impact Statement (EIS) was prepared and approved for the original proposal. SEPA rules allow for the use of existing or previously prepared environmental documents. The SEPA rules state that if a proposal is substantially similar to one covered in an existing EIS,that EIS may be adopted and additional information may be provided in an addendum or supplemental EIS. An addendum is used to provide additional information or analysis that does not substantially change the analysis of significant impacts and alternatives in the existing environmental document." There is no comment/appeal period.. • required for an addendum. A supplemental EIS is required when i) substantial changes to a proposal are likely to have significant adverse impacts; or ii) new information indicating a proposal's probable significant impact. (This includes discovery of misrepresentation or lack of material disclosure.) A supplemental EIS is not required if probable significant adverse environmental impacts are covered by the range of alternatives and impacts analyzed in the existing environmental documents. Staff believes an addendum is most appropriate because there are 'not substantial changes to the proposal that were not analyzed under the previous EIS. The applicant is providing updated technical reports on traffic, drainage, and a geotechnical study to provide new, additional information on the revised plans. Staff is requesting the concurrence of ERC on using an addendum to fulfill the SEPA requirements of the revised project proposal. The applicant's letter also includes attachments showing the revised plans compliance with the SEPA mitigation measures and Hearing Examiner conditions that were imposed on the original project application. A draft development agreement details proposed changes,to the development agreement approved by the City Council. We have a full set plan drawings available for review. Bluffs-Revised LINCOLN PROPERTY' COMPANY September 16, 1998 Ms. Jana Huerter Land Use Review Supervisor City of Renton Planning/Building/Public Works 1055 South Grady Way Renton, WA 98055 RE: The Bluffs at Lake Washington—Site Plan Modification Dear Ms. Huerter: As discussed in recent meetings with you and other City staff, Lincoln Property Company is submitting a modified site plan and supporting materials for development of the above referenced multifamily residential project. The purpose of this submittal is to confirm that the proposed modifications are acceptable to the City as a minor site plan modification. As requested, I have provided 3 sets of drawings and materials and 1 reduced color drawing set. The submittal materials provide detailed information regarding the_proposed modifications. ._ . In general, the development proposal includes the following minor modifications: 1. Nine additional dwelling units for a total of 174 units. This represents only a 5.5% change in the number of units with a change in density from 7.4 units per acre to 7.8 units per acre. The increase in units does not increase the intensity of the development and the buildings are smaller in scale. 2. One additional unit on the upper terrace and eight additional units on the lower terrace. This adjustment in the unit distribution does not involve a substantial change in the basic site design plan. The majority of the density remains on the upper terrace with the remainder on the lower terrace. The access to the upper terrace is essentially unchanged and the access to the lower terrace responds to current fire and life safety requirements. Additionally, the northern emergency access road has been deleted and no grading will occur in the northern greenbelt. 3. A.change in the residential use from institutional condominium structures to luxury leased residences. The modification enhances the recreation building and amenities from the approved site plan. The revised ownership will continue to emphasize a quality residential environment, but at a reduced building scale. 4. A decrease in building height from 70, 60 and 50 feet to 35 feet. This reduction in height and scale is more sensitive to blending the project into the current surroundings by integrating the buildings into the hillside. Increased building modulation also provides more visual interest and architectural diversity than with the previous buildings: LINCOLN PROPERTY COMPANY 1756 114TH AVENUE S.E. SUITE 135 BELLEVUE, WA 98004-6931 (425) 455-4813 (425) 451-8469 FACSIMILE • __ The Bluffs September 16, 1998 Page 2 5. A change in impervious surface coverage from 21.8% to 27% of the site. This change is.a result of the smaller scale buildings dispersed in the terrace areas. While the impervious area has increased slightly, the general boundaries of the area to be developed remains the same: 6. A reconfiguration of the areas of disturbance to the benefit of the adjacent single family • development. Grading is no longer proposed in the northern portion of the site resulting in, a five acre undisturbed greenbelt adjacent to the existing single family development. This change is a result of the revised primary and emergency access approved by the City of Renton Fire Prevention Bureau on July 29, 1997. The revised access includes a 26-foot wide two-way drive and,a 20-foot wide emergency access and pedestrian corridor. 7. A minor change in the amount of grading. Additional grading will occur within the WSDOT 1-405 right-of-way and in the lower terrace area. The areas of grading have changed in location; however, the overall amount of grading is essentially the same. The October 9, 1992 mitigation document identified that up to 137,000 cubic yards of soil would be graded with 81,000 cubic yards'taken off site. 'The modified grading plan will result in 145,667 cubic yards of grading and 83,000 cubic yards exported. This 6% change is largely attributed to a more accurate survey of existing conditions and our more detailed grading plan. 8. A modified landscape plan that is essentially the same. Greenbelts will be maintained and disturbed areas will be planted predominately with native plant materials. Ornamental materials will be located around the face of the building and in the surface,parking areas. Additionally, the modified landscape plan includes the preservation of the northern five acres of the site. 9. Because of safety issues associated with the adjacent steep slope, elimination of the sidewalk along the eastern edge of Lake Washington Boulevard. This modification is in response to more detailed geotechnical and engineering information that identifies safety .issues with locating a public sidewalk adjacent to these slope areas. Public Works Department staff has verbally approved this change and a letter with supporting information has been forwarded to Fred Kaufman for review and approval. Other alternative pedestrian routes remain in the development, including a hillclimb stairway.from the lower to upper terrace and the pedestrian walk adjacent to the main entry drive. In summary, the site plan modifications do not result in a substantial change to the approved site plan and the environmental impacts will continue to be mitigated by the conditions found in the October 9, 1992 Mitigation Document. : ..Based on the above information and the enclosed plans and materials, Lincoln Property Company respectfully requests that you concur that the development proposal is a minor modification to the approved site plan and does not require any additional site plan review The Bluffs September 16, 1998 Page 3 approval. It is our understanding that if you find that the adjustments are minor, we may proceed'directly toward submittal of.the required building permit Thank you for your attention to this request. Please call me at 425-455-4813 if you have any questions regarding the proposed modifications or if you require additional information. I look forward to hearing from you. Sincerely, • Scott B. Springer Senior Vice President Enclosures—3 Plan Sets 1 Reduced Site and Elevation Set Attachment A—Justification for Minor Modification Attachment B—SEPA Compliance Document Attachment C— Hearing Examiner Compliance Document Attachment D— Draft Development Agreement cc: Jack McCullough Anna Nelson . • • • t SJ . • ATTACHMENT A JUSTIFICATION FOR MINOR SITE PLAN MODFICIATION A major adjustment to the site plan involves a"substantial change in the in the basic site . design plan, intensity, density, use and the like generally involving more than ten percent (10%) change in area or scale" (RMC 4-31-33 F.). A general description of the minor • modifications is outlined in the September 16,1998 letter to Jana Huerter, City of Renton from Scott Springer, Lincoln Property Company. The following project description and narrative supplements this letter and identifies the minor site plan modifications and how the modified site plan continues to comply with the site plan review criteria: Project Description The current project includes construction of a 174 luxury residential residences, a recreation center and parking for 305 vehicles. Approximately 11.8 acres of The 22.3 acre site will be developed with buildings, parking, utilities, trails and landscaped open • space. 10.5 acres or 47% of the site will be in natural open space. Recreational . amenities include a 5,000 square foot recreation center, swimming pool, natural open • space areas, and pedestrian trails and walkways. The proposed entrance driveway • . consists of a 26-foot wide driveway with•a parallel 20-foot wide emergency access and. • pedestrian use corridor. The emergency access in the northern portion of the site has been eliminated. • The attached matrix dated September 15, 1998 provide a comparative analysis between the approved site plan and the proposed modified site plan. The supporting site plan, • building elevations, preliminary grading and utility plans, and landscape plans provide further information regarding the site design and the degree of change. • The matrix indicates that there is only a 5.5% change in the number of units (use, density and .. • .• intensity), a 9.8% decrease,in the number of parking spaces (area), a 5.4% change in ' • the developed area (area and intensity), and a 7.9% change in the natural open space (area and scale). These changes all involve a less than 10% change in area and scale. The plan information further documents that the change in the site plan is minor and is functionally equivalent to the approved site•plan. . • Site Plan Review Criteria . 1. General Review Criteria: a. Conformance with the Comprehensive Plan, its elements and policies; The modified site plan is consistent with the Comprehensive Plan elements and policies. The modification maintains the approved residential uses in essentially the same area of development aspreviously approved. The density continues to be • concentrated away from the steep slope areas: Substantial open space areas • remain,particularly in the northern portion of the site where the clearing and grading • for the emergency road access has been deleted. As such, the modification continues to comply with the Comprehensive Plan, including both the residential and open space goals. • Page 1 of 8 Tho Rhtffe—Ganfamhar 16" 1998 b. Conformance with existing land use regulations; • The modified site plan continues to•be consistent the purpose of,the.R-3 designation. The modified density 7.8 (increase from 7.4) remains substantially,less than 25 • dwelling units per acre permitted outright in this zone district. c. Mitigation of impacts to surrounding properties and uses; The modified site plan provides for additional mitigation of impacts to surrouding properties and uses. See Item 2. below for further discussion. • d. Mitigation of impacts of the proposed site plan to the site; The modified site plan continues to provide for mitigation of impacts to the site. See • Item 3. below for further discussion. e. Conservation of areawide property values; Development of the site with a quality residential neighborhood will preempt use of the site for unauthorized dumping of refuse and similar nuisance activities. The construction of 174 luxury leased residences will provide an increase in property values similar to the previously approved institutional condominium buildings. • - f. Safety and efficiency of vehicle and pedestrian circulation; • • Adequate circulation for vehicles and pedestrians continues to be proposed. In • . response to additional more accurate geotechnical information, the sidewalk along Lake Washington Boulevard will hot be constructed(refer to the September 1998 analysis from Golder Associates). If necessary, the existing striped bike,lane on • Lake Washington Boulevard may be used by residents of the lower terrace for access to the southern pedestrian hill climb which parallels the main access driveway. An additional pedestrian access will traverse.the slope and extend from the north of the lower terrace to the northern protion of the upper terrace. • • . • g. Provision of adequate light and air; The modified site plan will provide for adequate light and air within the development.. - The majority of the residences are oriented with a southwest exposure which • overlooks Lake Washington. All buildings will have a minimum separation of 10 feet but in most cases approach 20 feet. • h. Mitigation of noise, odors and other harmful or unhealthy conditions; Not applicable. The modified site plan does not include facilities or activities that would create significant noise, odor or other harmful or unhealthy conditions. Temporary impacts related to construction will be mitigated as outlined in the October 9, 1992 mitigation document. , • Page 2 of 8 • The Bluffs—Seotefflber 16,1998 • i. Availability of public services and facilities to accommodate the proposed use; Adequate public services.and facilities exist or will be installed as part of the modfied . site plan. ' j. Prevention of neighborhood deterioration and blight. The January 12, 1993 Hearing Examiner Report concluded that`the development of the subject site should not adversely affect property values" .and that the limited impacts of the development on adjacent properties "should minimize any negative impacts". The proposed modification will not adversely affect property values, will continue to minimize impacts to the surrouding properties and will not result in nieghborhood deterioration and blight. 2. Review of Impacts to Surrounding Properties and Uses: • a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or.potential use of surrounding uses and structures and of the community; The modified site plan.maintains a similar site layout resulting in the retention of 47% of the site in-.natural open space.' This is only a 7.9 % decrease in the natural open space. Additionally, the modified site plan eliminates the northern emergency access road and maintains a five acre undisturbed area adjacent to the northern property line. The building heights have decreased from 70,•60 and 50 feet to 35 feet.. This • • • reduction in height and scale is more sensitive to views from surrounding properties by integrating the buildings into the hillside. Increased building modulation also provides more,visual interest and architectural diversity than with the previous • buildings. b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates the spirit and/or • intent of the Zoning Code and impairs the use, enjoyment or potential use of . surrounding properties; . The above mentioned reduction in height and scale is more'sensitive to views from surrounding properties by integrating the buildings into the hillside. Increased • building modulation also provides more visual interest and architectural diversity than with the previous massive buildings c. Provision of a desirable transition and linkage between uses and to the street, utility,walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; The modified site plan maintains the provision for linkages between the residential •. uses and the adjacent streets, utilities, and walkway systems in the surrounding area. The retention of substantial portions of the site as open space maintains the • Page 3 of 8 The Bluffs—Seoteniber 16.1998 • • provision of a desirable transition between the proposed uses and the,surrounding area. • d. 'Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid over concentration of structures - on a particular portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the Zoning Code; The modified site plan includes buildings which contain one additional unit on the upper terrace and eight additional units on the lower terrace. This adjustment in the unit distribution does not involve a substantial change in the basic site design plan and is only a 5.5% increase in the number of dwelling units. The shorter buildings are concentrated on the more level areas of the site, are integrated into the hillside, and are in the same general boundaries of the area to be previously developed. The retention of natural vegetation and replanting of predominantly native landscaping will add to the perception of less height and bulk then the approved site plan. • e. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between used when beneficial, to promote "campus-like"or"park-like" layouts,in appropriate zones, and to prevent unnecessary repetition and conflict between • uses and service areas or facilities; The modified site plan retains 47% of the site in natural open space. Areas which are disturbed for road construction will be replanted with native landscaping. The • buildings will remain concentrated in the.upper and lower terrace areas. These elements contribute to a "park-like"layout and remain essentially the same as in the approved site plan. • f. Mitigation of the-unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting "campus-like" or"park-like"settings in appropriate • zones; • • In addition to the elements noted directly above, the new construction consists of buildings which are.substantially lower in height. The buildings are integrated into . the existing topography and large undisturbed vegetated areas are preserved in the north and central portions of the site. The buildings in the lower terrace are, decreased in height from 50 to 35 feet and are generally the same height as the adjacent three-story Marina Landing apartment buildings (see attached cross- section). The Marina Landing apartments are oriented to the lake and the views from these existing buildings are not impacted by the new construction. g. Provision of effective screening from public streets and residential uses for all • permitted outdoor storage areas (except auto and truck.sales),for surface mounted utility equipment, for rooftopequipment, and for all refuse,and garbage. • containers,'in order to promote a "campus-like" or"park-like"setting where - appropriate and to preserve the effect and intent of screening or buffering otherwise required by the Zoning Code; Page 4 of 8 The Bluffs—September 16,1998 • • The modified site plan retains 47% of the site in natural open space. Areas which are disturbed for road construction will be replanted with native landscaping. Parking areas are located to the center of the upper terrace area and the back of the buildings on the.lower terrace area. The retention of vegetation, landscaping of disturbed areas, and building location all contribute to effective screening and buffering and promote a `park-like"setting. h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. The modified site plan will continue to provide lighting that is adequatelyshielded to avoid light and glare impacts both on-site and to adjacent properties. 3. Review of Impacts of a Proposed Site Plan to the Site: a. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities,to sunlight and prevailing winds, and to pedestrian and vehicle needs; The modified site plan will continue to provide for adequate light and air within the development. The buildings will be separated a minimum of 10 feet with a 20 foot separation being the average separation. The residences will.be oriented to views of Lake Washington and the undisturbed slope areas. . . b. ' Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid over concentration or the impression of oversized structures; The modified site plan locates the buildings in the open level terrace areas and integrates the buildings into the existing topography.. This integration of shorter • buildings into the hillside avoids an impression of oversized.structures.• c. Preservation of the desirable natural landscape through retention of existing • vegetation and limited soil removal, insofar-as the natural characteristics will enhance the proposed development; The modified site plan retains 47% of the site in natural undisturbed open space. . The modified grading plan will result in only a 6% increase and is largely attributed to a more accurate survey of existing conditions and the more'detailed grading plan. • d. Use of existing topography to reduce undue cutting,filling and retaining walls in order to prevent erosion'and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation; The modified site plan locates the buildings in the open level terrace areas and integrates the buildings into the existing topography. Access driveways follow the existing topography as much as possible with the southern access in generally the ' same location. The new access to the lower terrace responds to fire and life safety access issues. Page5of8 Tha Rh iffc—Sentember 16. 1998 • e. Limitation of paved or impervious surfaces,where feasible,to reduce runoff and increase natural infiltration; The modified site plan has an increase in impervious surface coverage from 21.8% to 27%.of the site. This change is a result of the smaller scale, more horizontal buildings dispersed in the terrace areas. While the impervious area has increased slightly, the general boundaries of the area to be developed with buildings and parking remains the same. The stormwater drainage system and revegetated areas will control the runoff and natural infiltration will continue to occur in the 10.5 acres of natural open space and 5.8 acres of landscaped open space. f. Design and protection of planting areas so that they are not susceptible to damage form vehicles or pedestrian movements; The modified landscape plan continues to provide curbing and wheel stops in the parking areas. Landscaping will be setback from access driveways and the landscaping will be designed to avoid damage from vehicles or pedestrian movements. g. Consideration of building form and placement and landscaping to enhance year- round conditions of sun and shade both on-site and on adjacent properties and to . promote energy conservation. The modified site plan and building form continue to enhance year-round conditions of sun, with open exposures to Lake Washington. The modifications do not change the conditions of sun or shade on adjacent properties. 4. Review of Circulation and Access: • a. Provision of adequate and safe vehicular access to and from all properties; The modified site plan continues to provide adequate circulation for vehicles and V V pedestrians. All on-site pedestrian pathways will be designed for safe walking: Access in the lower terrace has been improved to respond to fire and life safety issues. V V V • b. Arrangement of the circulation pattern so that all ingress.and egress movements . may occur at as few points as possible along the public street,the points being . capable of channelization for turning movements; The modified site plan minimizes the access points and ingress and egress movements by providing one southern access for the upper terrace and shared • access to the lower terrace. As indicated in the updated traffic analysis (Transportation Solutions, Inc.) the modification also contributes fewer PM peak trips than the previous site plan. • c. Consolidation of access points with adjacent properties, when feasible; Access to the lower terrace is shared.with the existing Marina Landing apartment complex. - • Page 6of8 V • d. Coordination of access points on a superblock basis so that all vehicle conflicts and vehicle/pedestrian conflicts are minimized; Not applicable. 0 e. Orientation of access points to side streets or frontage streets rather than directly .• . onto arterial streets,when feasible; Not applicable. ' f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives., parking, turnarounds,walkways, bikeways, and emergency access ways; The modification will continue to promote a safe and efficient internal circulation system. Changes in the circulation system respond to improved fire access and result'in retention of the northern five acres of the site. g. Separation of loading and delivery areas from parking and pedestrian areas; . Not applicable. h.- Provisions for transit and carpool facilities and access where appropriate; and Not applicable. i. Provision for safe and attractive pedestrian connections.between parking areas, buildings, public sidewalks and adjacent properties. The applicant will provide a 20-foot wide separated pedestrian/emergency vehicle access corridor that parallels the access driveway from Lake Washington Boulevard • to the lower access drive in the upper terrace. All buildings in the upper terrace will be linked with pathways to.be constructed by the applicant. An additional hill climb will be constructed to connect buildings in the lower-terrace with buildings in the northern portion of the upper terrace. The trail will be either a meandering foot trail through the woods or a straight-line trail consisting of a long stairway. . - 5. Review of Signage: a. Employment of signs primarily for the purpose of identification; The only signage:proposed will consist of site identification signs at the two entrances and identification signs for each of the proposed buildings. b. Management of sign.elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain; The proposed entry signs will complement the character of the surrounding area and the building signs will follow the architectural character of the proposed buildings. Page7of8 The Bluffs—Senteniber 16.1998 • c. Limitation of the number of signs to avoid visual clutter and distraction; The proposed signage will be the minimum necessary for identification of the development and the buildings. d. Moderation of surface brightness or lighting intensity except for that necessary for sign visibility; and The signs will not be illuminated. e. Provision of an identification system to allow for quick'location of buildings and addresses. (Ord. 3981, 4-7-1986) Visible identification signs will be provided for each of the proposed buildings. 6. Aquifer Protection Area (APA): Prior to the issuance of any permit in an Aquifer Protection Area, a finding must be made that the proposal will not impact the quantity or quality of water in-the aquifer on a short- . term basis, long-term basis, or cumulatively in conjunction with other existing or proposed uses. i . . a. The required finding shall be made by the Hearing•Examiner for all proposals which are subject to approval by the Hearing Examiner pursuant to Section 4-8- 10 of this Title. All other findings shall be made by the Water Utility Engineer. b. The required finding shall be based on the activities to be conducted, substances that will be stored, handled, transported, treated, used or produced and the potential for these activities or substances to degrade the ground water quality. The modifications will not change the previous site plan approval in regard to the quantity or quality of water in the aquifer. • • • Page 8 of 8 The Bluffs September 16.1998 • • • 'The Bluffs' - 011,Washington • Project Statistics: Comparative Analysis-Septetnber•15,1998 This summary compares the current Lincoln Property Company proposal-for The Bluffs site(September 15, 1998 Site Plan),with the site plan proposal approved by the City of Renton under the Property Use and Development Agreement of March 1993.The September 15, 1998 proposal is at a preliminary stage. All areas represented are approximate.Design is subject to further-study and regulatory review. Statistic March 1993 * September 15, 1998 a Gross Floor Area 214.500sf 233.282sf b Building.Type,. four story residential over two 3 story residential&3 story+ levels structured parking basement,-surface parking,3 • • - _ story townhouses with internal _ parking,2 story"carriage" c Units 165 174 d Garages(incl.carriage) 136(in shared parking garages) 62(private garages) e Garages spaces in TH's • 0 48 f Carports - 48 - 103 g Surface Parking 154 92 h Total Parking 338 ; 305 i Building Height Limit •50' 35' • j Building Footprint(Apts, 80,200sf • 93,020sf • garages,Rec.) • k Paving,Roads,Walks • 134,450sf . - 169,400sf . I Lot Coverage(k+1=m) 214,650sf(21.8%of site) 262,420 sf(27%of site) m Landscaped Open Space (not available) 251,870sf n Developed Area(m+n=o) • 11.2 AC . • 11.8 AC o Natural Open Space. 11.4 AC 10.5 AC • p Total Site Area(o+p=q) 22.6 AC . 22.3 AC**. * 1993 statistics based on approved site plan cover sheet information. ** Based on current boundary and topographic survey • 'au.. rs1vai a aamaa mot. a7 Mr,....... aw I.M .44 w r.r .. .bawl P...6.6.6 RW m W w r.l .War.at • G - ........, T410/M=1/1=11 • • o . . GGLO /rettage ri mg ms.s.r nab R.lWal Latta Il.lmtr- 1111 4.e.i Awnw lab.1a51 . fa.tlii.•aaiLlla. 11111-1'111 Moe(101)4f1-58d1 Pie(101)Kr-aarr • • .THE BLUFFS AT w LAKE • z . WASHINGTON _ APPROXIMATE PROFILE RENICKZIASI4MTCH • IL a BUILDING 'F' BEYOND la O AS I ND I GATED CONTRACT . L err C A NY REZONE R-8q-004 • a. /- MT=mean I= j1w ruiownliat cETaavuncx germ T'.,.."`. .Ni PROPOSED GRADE i • APPROXIMATE LINE OF GRADE AT i PREVIOUSLY• PROJECT H PROPOSED BUILDING 97131.00 LINE OF EXISTING GRADE MUM"u • SECTION AA gSCATS: r.sr-s 1 1 MIT No. • •• , 3 ATTACHMENT B SEPA COMPLIANCE DOCUMENT • Pursuant to WAC 197-11-600 (4) (c),an addendum is appropriate where it"adds • analyses or information about a proposal but does not substantially change the analysis of significant impacts and alternatives in the existing environmental document" The • following information is provided to demonstrate how the changes in the proposal do not -substantially change the impacts or alternatives discussed in the FEIS and previous addendum. The mitigation measures are those measures that were identified in`the City of Renton October 9, 1992 mitigation document. A. NATURAL ENVIRONMENT . 1. EARTH • Previous Proposal Modified Proposal • Up to 137,000 cubic yards (cy) • Up to 145,667 cy of soil to be of soil to be graded graded • 81,000 cy exported • • 83,000 cy exported • Portions of some of the • Portions of some of the proposed proposed buildings and road . buildings and road fall into 40% . fall into 40% slope area slope area • 24-foot wide entrance drive •• 26-foot wide access road with with emergency access on . adjacent 20-foot wide emergency • north portion of site • access corridor • No emergency access on north portion of site MITIGATION MEASURES: Al. Prior to construction, the applicant shall: • a. Retain a qualified geotechnical consultant and a qualified hydraulics engineer to work with the applicant's civil engineering consultant to provide• recommendations concerning the engineering and design of roadways, utilities,. . retaining walls, drainage and foundation systems.The geotechnical consultant . • . shall review and sign off on the project construction drawings prior to the • • • issuance of any construction or building permits. b. In order to minimize disruption of steep slope areas, the geotechnical/hydraulics consultant(s)are required to prepare a construction phasing plan and erosion control plan for all grading, clearing, and re-landscaping, prior to the issuance of • Grading Permit or Building Permit. • A2. During Construction, the applicant shall: A2.1. Retain a geotechnical/hydraulics engineering firm, to be approved by the Development Services Division, to monitor all major grading and excavation , activities. The scope of the monitoring services would be required through Certificate of Occupancy, and would include the following: • Provide confirmation and identification of bearing soils in all foundation excavations; . • Observe and monitor the stability of the site excavations; • Page 1 of 8 . • T1 DInff" Cersf rnhor•I R 1 QQR • • • Identify those soils considered suitable for use as structural fill and perform modified Proctor testing of these soils to determine their optimal moisture/maximum density values; • Monitor the placement and test the compaction of all structural fill on site; including but not limited to proposed building locations and roadway. subgrades. A2.2 In order to minimize disruption of steep slope areas, the contractor is required to implement a construction phasing plan and erosion control plan, under the supervision of an approved-'geotechnical/hydraulics engineering consultant, for all'grading,'clearing, and re-landscaping. A2.3 The contractor is also required to utilize"best management" practices to minimize erosion of steep slope areas.Examples include, but are not limited.to: • Route surface water through temporary drainage channels around exposed slopes; • Use slit fences and temporary sedimentation ponds to collect and hold. eroded material on the site; • Intercept and drain subsurface seeps; ' • Hydroseed or plant vegetation on exposed areas where work is completed .and no buildings are proposed; ' • Complete excavation, roadway and utility grading, and hydroseeding in the drier months of the year, specifically between April 1 and September 30, unless favorable weather conditions would indicate little risk of erosion or __ landslide, subject to approval by the Development Services Division; _ • Provide a vegetation inventory and grading plan which retains existing vegetation to the greatest extent possible and retains larger trees in groves • whenever possible; . . . • Install final supporting structures (retaining wall or basement wall) as soon as possible.where cuts are made; and • Install and regularly maintain a permanent drainage system in the vicinity of the seep in the central position of the site to intercept and control groundwater seepage after construction. . . A3. Construction in Greenbelt Areas: ' In order to protect and maintain greenbelt areas,the applicant's engineering'and geotechnical/hydraulics consultants are required to identify measures to control erosion and slope,instability.and project vegetation on the greenbelt areas for inclusion in the specifications and contract for site and grading work. These' ' measures are to include, but not be limited to: . • Installation of crushed rock at the construction entrance'to reduce the tracking of mud onto the public roadways; • • Hydroseeding and/or covering the cut/fill slopes of the entry road with plastic sheeting to reduce the erosion of the exposed surfaces; • • Construction of a formal detention pond at the base of the slope and fit it with erosion/sedimentation control features such as silt fences and gravel filter. . cones, prior to any building construction; • Entering into a permanent agreement with the City Surface Water Utility to provide for the maintenance on the detention pond including but not limited to removal of silt as needed.This agreement is to be approved by the Surface Water Utility, Development Services Division and City Attorney prior to the Public Hearing on Final PUD approval; and Page 2'of 8 QQR . .. • • • Phasing all site work in steep slope/greenbelt areas per Mitigation Measures • A1.b and A2.2, described above. COMMENTS: The modified proposal results in a minor change in the amount of grading: Additional grading will occur within the WSDOT I-405 right-of-way and in the lower terrace area; however, no grading will no longer occur in the northern five acres of the site. The areas of grading have changed in location; however, the amount of grading is essentially the same. The October 9, 1992 mitigation document identified that up to 137,000 cubic yards of soil would be graded with 81,000.cubic yards taken off site. The modified grading plan will result in 145,667 cubic yards of grading and 83,000 cubic yards exported. This 6% increase is largely attributed to a more accurate survey of existing conditions and the more detailed grading plan. The analysis of the impacts from erosion, sedimentation deposit, salutation of waterways and slope stability in the previous SEPA documents is appropriate and is not substantially changed by the modified proposal.! Additionally, the June 26, 1998 Geotechnical Investigation prepared by Golder Associates does not indicate that the modified proposal will have a probable significant adverse environmental impact. The modified site plan responds to the recommendations in the Golder report and the applicant will comply with the mitigation measures identified:in the October 2, 1992 mitigation document. 2. SURFACE WATER Previous Proposal Modified Proposal • Impervious surface coverage of • • Impervious surface coverage of 21.8% of the site 27.8% of the site • Clearing for development of •. Clearing for development of . • • buildings, parking access and buildings, parking access and northern emergency access road northern emergency access road MITIGATION MEASURES: . A4. The applicant is required to.implement temporary erosion and sedimentation . control methods during construction consistent with City of Renton requirements and best management practices. This will include an emergency management plan to address potential off-site impacts during construction, particularly to Gene Coulon Park. A5. The applicant is required to prepare a tree clearing and vegetation removal plan • which retains native vegetation as much as possible as a condition of Site Plan Approval. • COMMENTS: The modified proposal includes an increase in impervious surface coverage from 21.8% to 27% of the site. This change is a•result of the smaller scale, more horizontal buildings dispersed in the terrace areas. While the impervious area has increased slightly, the general boundaries of the area to be developed with buildings and parking remains the same. The analysis associated with surface water impacts in the previous SEPA documents remains applicable and is not substantially • changed by the modified proposal. The applicant will comply with the mitigation measures identified in the October 9, 1992 mitigation document. Page 3 of 8 . _ • - ,., in 1 OOR • • 3. GROUNDWATER Previous Proposal Modified Proposal • . Groundwater was not • No change encountered in any of the test pits • Project to be connected to the City . of Renton sewer system MITIGATION MEASURES: A6. None required. - • COMMENTS: The analysis associated with groundwater impacts in the previous SEPA documents remains unchanged by the modified proposal. Because the proposed action must comply with the requirements of the City.of Renton Aquifer Protection Area.Ordinance, adequate mitigation of potential groundwater impacts will be achieved through compliance with that ordinance, including the restrictionon the storage or production of regulated compounds. . . . • 4. STORM DRAINAGE Previous Proposal . ' . Modified Proposal • 11.2 acres will be developed. • 11.8 acres will be developed • All stormwater flows would be •• All stormwater flows will be collected by a tight-lined storm collected by.a tight-lined storm drainage system and ultimately drainage system and ultimately• directed to the system in Lake directed to the system in Lake Washington Boulevard. Washington Boulevard. • Waterquality treatment systems will be provided for both the upper and lower terrace areas • MITIGATION MEASURES: The applicant is required to: • - • A7. Enter into a permanent agreement with the City Surface Water Utility to provide for the maintenance on the detention pond including but not limited to removal of silt as needed.This agreement shall be approved by the Surface Water Utility, Development Services Division and City Attorney prior to the issuance of any Grading or Building Permits; . A8. Install a closed drainage system meeting all City of Renton standards and codes; A9. Provide oil/grease traps and silt sumps in street catch basins to aid in controlling the discharge of oil, grease and sediment. These are required to be maintained by the property owner in perpetuity; A10. Provide an on-site area for car washing with appropriate oil/grease traps and other devices; • All. Construct the aforementioned stormwater detention pond to allow settling of particulates and provide further water quality enhancement by providing a grassy swale at the pond outfall for biofiltration; and Al2. Provide for a licensed hydraulics engineer to be on duty as needed during the major grading and excavation activities to protect against erosion and related impacts. (See Condition:A2.1 for further consultant requirements during site work.) 'COMMENTS: The modified proposal results in a minor change in the amount of developed area. The analysis of the impacts for storm drainage in the previous SEPA documents are hot substantially changed by the modified proposal. Additionally, the September,.1998 Preliminary Technical Information Report prepared by Dodds Engineers Inc. does not indicate that the modified proposal will have a probable significant adverse environmental impact. The applicant will comply with the mitigation measures identified in the October 9, 1992 mitigation document. 5. PLANTS • Previous Proposal • Modified Proposal • 51% of site in open space • 47%of site in natural open space • Large coniferous trees to be • • •Large coniferous trees to be retained as much as possible • retained as much as possible ' • ' No removal of understory • .No removal of understory vegetation unless necessary for vegetation unless necessary for ' _ development of roads, buildings, • development of roads, buildings, utilities or parking utilities or parking • To the greatest extent possible, •. Disturbed areas planted • utilization native species for re- • predominately with native plant landscaping materials • Ornamental materials located around buildings and in surface parking areas. MITIGATION MEASURES: A13. None required. COMMENTS: The modified proposal includes a landscape plan that is•essentially • the same. Greenbelts will be maintained and disturbed areas will be planted predominately with native plant materials. Ornamental materials will be located around the face of the building and in the surface parking areas. The analysis • associated with the loss of plants in the previous SEPA documents remains applicable and is not substantially changed by the modified proposal. Page 5 of 8 6. WILDLIFE Previous Proposal Modified Proposal • 51% of site in open space • 47%of site in natural open space • Large coniferous trees to be • Large coniferous trees to be retained as much as possible retained as much as possible • . No removal of understory • No removal of understory vegetation unless necessary for vegetation unless necessary for development of roads, buildings, development of roads, buildings, utilities or parking utilities or parking • To the greatest extent possible, • Disturbed areas planted utilization native species for re- predominately with native plant landscaping materials • Clearing and grading for the • No disturbance to the northern northern emergency access road five acres • MITIGATION MEASURES: A14. None required. COMMENTS: The modified proposal includes less disturbance across the site and generally confines it to the upper and lower terrace areas. The northern emergency access road has been eliminated and a five acre undisturbed area will be preserved. All greenbelts will be maintained and disturbed areas will be planted predominately with native plant materials. The analysis associated with the loss of animals in the previous SEPA documents remains applicable and is not substantially changed by the modified proposal. • • • Page 6 of 8 • The 61uffs—Seotember 16. 1998 • • B. BUILT ENVIRONMENT 1. LAND USE Previous Proposal Modified Proposal • 165 residential condominium • 174 residential luxury leased ownership units residences • 51% of the site in greenbelt • 47% of the site in greenbelt use use MITIGATION MEASURES: B1. None required. • COMMENTS: The modified proposal includes nine additional dwelling units for a total of 174 units. This is only a 5.5% increase in the number of units with a minor change in density from 7.4 units per acre to 7.8 units per acre. The revised ownership will continue to emphasize a quality residential environment and the modified site plan remains consistent with the site plan,approval-criteria.. The land. use analysis in the previous SEPA documents does not substantiallychange and the modifications will not have significant adverse environmental impacts. 2. AESTHETICS .Previous Proposal . - . Modified Proposal • Retention of.greenbelts• • Retention of greenbelts • 70, 60 and 50 foot building • 35 foot building heights heights • Increased building modulation • Incorporation of architectural • and architectural diversity elements form the Gene - Coulon Park design theme . MITIGATION MEASURES: B2. None required. . COMMENTS: The modified proposal includes a decrease in building height from 70, 60, and 50 feet to 35 feet. This reduction in height and scale is more sensitive to views from Gene Coulon Park and surrounding properties by integrating the buildings into the hillside. Increased building modulation also provides more visual interest and architectural diversity than with the previous buildings. The aesthetics analysis in the previous SEPA documents recognized that the hillside would remain only partially wooded and the modified proposal does not substantially change the. analysis of the impacts. • . Page 7 of 8 The Bluffs—September 16,1998 • 3. TRANSPORTATION Previous Proposal Modified Proposal • 24-foot wide southern access • 26-foot wide southern access with northern emergency with parallel emergency access • access • Driveway access shared with . . - • 'Driveway-access shared with Marina Landing Marina Landing • 9 fewer trips in the PM peak • 123 trips in the PM peak hour hour • 368 on-site parking spaces • 305 on-site parking spaces MITIGATION MEASURES: B3. None required. • COMMENTS: The modified proposal includes nine additional dwelling units for a total of 174 units. Of the 174 dwelling units, 24 units will be townhouse and 150 units will be luxury low-rise residences. Transportation Solutions, Inc. prepared an updated traffic analysis (September 12, 1998) based on the change in unit type and the latest ITE Trip Generation Report. The updated report indicates that the peak 'hour traffic volume is reduced because the current mix of residential uses generates a lower number of trips per dwelling unit. Distribution and level of service was also analyzed,and it was concluded that the..modification will have a negligible traffic impact to the surrounding roadway network. The traffic analysis in the previous - SEPA documents does not substantially change and the modifications will not have significant adverse environmental impacts. 4. PUBLIC SERVICES Previous Proposal Modified Proposal Fire Fire • Structures will be sprinklered • No change Police - Police • Marketed as condominium • Marketed as luxury leased units owner-occupied Schools Schools - • Incremental increase of new • Addition of 54 new students students based on addti units Parks and Recreation Parks and.Recreation • On-site recreation facilities • No change Utilities Utilities • Extension of city utilities • No change • MITIGATION MEASURES: , B4.through B8. None required. COMMENTS: The EIS identified a number of potential impacts for police services, fire services, schools, and parks and recreational facilities. Based on the nine new dwelling units, the modified proposal will have minor increases in pubic service demands related to police, off-site parks and schools. Impacts for fire and on-site - recreation are unchanged. The analysis for impacts to public services in the previous SEPA documents does not substantially change and the modifications will not have significant,adverse environmental impacts. Page8of8 The Filuffs 4entember 16.1998 y f • ATTACHMENT B SEPA COMPLIANCE DOCUMENT Pursuant to WAC 197-11-600 (4) (c), an addendum is appropriate where it"adds analyses or information about a proposal but does not substantially change the analysis. of significant impacts and alternatives in the existing environmental document." The following information is provided to demonstrate how the changes in the proposal do not substantially change the impacts or alternatives discussed in the FEIS and previous addendum. The mitigation measures are those measures that were identified in the City of Renton October 9, 1992 mitigation document. A. NATURAL ENVIRONMENT 1. EARTH Previous Proposal Modified Proposal . • Up to 137,000 cubic yards (cy). . • Up to 145,667 cy of soil to be' of soil to be graded graded • 81,000 cy exported . • 83,000 cy exported • Portions of some of the • Portions of some of the proposed proposed buildings and road . . buildings and road fall into 40% fall into 40% slope area slope area • 24-foot wide entrance drive •• 26-foot wide access road with with emergency access on adjacent 20-foot wide emergency north portion of site access corridor • No emergency access on north • . portion of site . . MITIGATION MEASURES: Al. Prior to construction, the applicant shall: • a. Retain a qualified geotechnical consultant and a qualified hydraulics engineer to work with the applicant's civil engineering consultant to provide . recommendations concerning the engineering and design of roadways, utilities, retaining walls, drainage and foundation.systems.The geotechnical consultant . . . . shall review and sign off on the project construction drawings prior to the issuance of any construction or building permits. . b. In order to minimize disruption of steep slope areas, the geotechnical/hydraulics • . consultant(s) are required to prepare a construction phasing plan and erosion control plan for all grading, clearing, and re-landscaping, prior to the issuance of Grading Permit or Building Permit. A2. During Construction, the applicant shall: . A2.1. Retain a geotechnical/hydraulics engineering firm, to be approved by the . Development Services Division, to monitor all major grading and excavation . . activities.The scope of the monitoring services would be required through Certificate of Occupancy, and would include the following: • Provide confirmation and identification of bearing soils in all foundation excavations; • Observe and monitor the stability of the site excavations; Page 1 of 8 The Bluffs—September 16,1998 • Identify those soils considered suitable for use as structural fill and perform modified Proctor testing of these soils to determine their optimal moisture/maximum density values; • Monitor the placement and test the compaction of all structural fill on site; including but not limited to proposed building locations and roadway. subgrades. A2.2 In order to minimize disruption of steep slope areas, the contractor is required to implement a construction phasing plan and erosion control plan, under the supervision of an approved geotechnical/hydraulics engineering consultant, for all grading, clearing, and re-landscaping. A2.3 The contractor is also required to utilize"best management" practices to minimize erosion of steep slope areas. Examples include, but are not limited to: • Route surface water through temporary drainage channels around exposed slopes; • Use slit fences and temporary sedimentation ponds to collect and hold eroded material on the site; . • Intercept and drain subsurface seeps; • Hydroseed or plant vegetation on exposed areas where work is completed and no buildings are proposed; . • Complete excavation, roadway and utility grading, and hydroseeding in the drier months of the year, specifically between April 1 and September 30, unless favorable weather conditions would indicate little risk of erosion or landslide, subject to approval by the Development Services Division; • Provide a vegetation inventory and grading plan which retains existing vegetation to the greatest extent possible and retains larger trees in groves whenever possible; . • Install final supporting structures (retaining wall or basement wall) as soon as possible where cuts are made; and. . • Install and regularly maintain a permanent drainage.system in the vicinity of the seep in the central position of the site to intercept and control groundwater seepage after construction. A3. Construction in Greenbelt Areas: In order to protect and maintain greenbelt areas, the applicant's engineering and geotechnical/hydraulics consultants are required to identify measures to control erosion and slope instability and project vegetation on the greenbelt areas for inclusion in the specifications and contract for site and grading work. These measures are to include, but not be limited to: . . • Installation of crushed rock at the construction entrance to reduce the tracking of mud onto the public roadways; • Hydroseeding and/or covering the cut/fill slopes of the entry road with plastic sheeting to reduce the erosion of the exposed surfaces; • Construction of a formal detention pond at the.base of the slope and fit it with erosion/sedimentation control features such as silt fences and gravel filter cones, prior to any building construction; • Entering into a permanent agreement with the City Surface Water Utility to provide for the maintenance on the detention pond including but not limited to removal of silt as needed. This agreement is to be approved by the Surface Water Utility, Development Services Division and City Attorney prior to the Public Hearing on Final PUD approval; and Page 2 of 8 The Bluffs—September 16, 1998 • Phasing all site work in steep slope/greenbelt areas per Mitigation Measures Al.b and A2.2, described above. COMMENTS: The modified proposal results in a minor change in the amount of grading. Additional grading will occur within the WSDOT 1-405 right-of-way and in the lower terrace area; however, no grading will no longer occur in the northern five acres of the site. The areas of grading have changed in location; however, the amount of grading is essentially the same. The October 9, 1992 mitigation document identified that up to 137,000 cubic yards of soil would be graded with.81,000 cubic yards taken off site. The modified grading plan will result in 145,667 cubic yards of grading and 83,000 cubic yards exported. This 6% increase is largely attributed to a more accurate survey of existing conditions and the more detailed grading plan. The analysis of the impacts from erosion, sedimentation deposit, salutation of waterways and slope stability in the previous SEPA documents is appropriate and is not. substantially changed by the modified proposal. Additionally, the June 26, 1998 Geotechnical Investigation prepared by Golder Associates does not indicate that the modified proposal will have a probable significant adverse environmental impact.. The modified site plan responds to the recommendations in the Golder report and the applicant will comply with the mitigation measures identified in the October 2, 1992 mitigation document. 2. SURFACE WATER Previous Proposal Modified Proposal • Impervious surface coverage of • Impervious surface coverage of 21.8% of the site . 27.8% of the site • Clearing for development of •.. Clearing for development of . • buildings, parking access and buildings, parking access and northern emergency access road northern emergency access road, MITIGATION MEASURES: A4. The applicant is required to implement temporary erosion and sedimentation control methods during construction consistent with City of Renton requirements and best management practices. This will include an emergency management plan to address potential off-site impacts during construction, particularly to Gene Coulon Park. A5. The applicant is required to prepare a tree clearing and vegetation removal plan which retains native vegetation as much as possible as a condition of Site Plan Approval. • COMMENTS: The modified proposal includes an increase in impervious surface coverage from 21.8%to 27% of the site. This change is a result of the smaller scale, more horizontal buildings dispersed in the terrace areas. While the impervious area has increased slightly, the general boundaries of the area to be developed with buildings and parking remains the same. The analysis associated with surface water impacts in the previous SEPA documents remains applicable and is not substantially changed by the modified proposal. The applicant will comply with the mitigation measures identified in the October 9, 1992 mitigation document. Page 3 of 8 The Bluffs—September 16,.1998 • 3. GROUNDWATER Previous Proposal Modified Proposal • Groundwater was not • No change encountered in any of the test pits • Project to be connected to the City of Renton sewer system MITIGATION MEASURES: A6. None required. COMMENTS: The analysis associated with groundwater impacts in the previous SEPA documents remains unchanged by the modified proposal. Because the proposed action must comply with the requirements of the City of Renton Aquifer Protection Area.Ordinance, adequate mitigation of potential groundwater impacts will be achieved through compliance with that ordinance, including the restriction on the storage or production of regulated compounds. 4. STORM DRAINAGE . Previous Proposal Modified Proposal • 11.2 acres will be developed • 11.8 acres will be developed • All stormwater flows would be •. All stormwater flows will be collected by a tight-lined storm collected by..a tight-lined storm drainage system and ultimately drainage system and ultimately directed to the system in Lake directed to the system in Lake Washington Boulevard. Washington Boulevard. • Waterquality treatment systems will be provided for both the upper and lower terrace areas MITIGATION MEASURES: The applicant is required to: A7. Enter into a permanent agreement with the City Surface.Water Utility to provide. . for the maintenance on the detention pond including but not limited to removal of silt as needed. This agreement shall be approved by the Surface Water Utility, Development Services Division and City Attorney prior to the issuance of any Grading or Building Permits; A8. Install a closed drainage system meeting all City of Renton standards and codes; A9. Provide oil/grease traps and silt sumps in street catch basins to aid in controlling the discharge of oil, grease and sediment. These are required to be maintained by the property owner in perpetuity; A10. Provide an on-site area for car washing with appropriate oil/grease traps and other devices; Page 4 of 8 The Bluffs—September 16, 1998 • All. Construct the aforementioned stormwater detention pond to allow settling of particulates and provide further water quality enhancement by providing a grassy swale at the pond outfall for biofiltration; and Al2. Provide for a licensed hydraulics engineer to be on duty as needed during the major grading and excavation activities to protect against erosion and related impacts. (See Condition A2.1 for further consultant requirements duringsite work.) . COMMENTS: The modified proposal results in a minor change in the amount of developed area. The analysis of the impacts for storm drainage in the previous SEPA documents are not substantially changed by the modified proposal. Additionally, the September, 1998 Preliminary Technical Information Report prepared by Dodds Engineers Inc. does not indicate that the modified proposal will have a probable significant adverse environmental impact. The applicant will comply with the mitigation measures identified in the October 9, 1992 mitigation document. 5. PLANTS Previous Proposal Modified Proposal. • 51% of site in open space • 47% of site in natural open space • Large coniferous trees to be • Large coniferous'trees to be retained as much as possible retained as much as possible • No removal of understory • No removal of understory vegetation unless necessary for vegetation unless necessary for development of roads, buildings, • development of roads, buildings, utilities or parking utilities or parking • To the greatest extent possible, . •. Disturbed areas planted utilization native species for re- predominately with native plant landscaping materials • Ornamental materials located around buildings and in surface parking areas. MITIGATION MEASURES: A13. None required. COMMENTS: The modified proposal includes a landscape plan that is.essentially the same. Greenbelts will be maintained and disturbed areas will be planted predominately with native plant materials. Ornamental materials will be.located around the face of the building and in the surface parking areas. The analysis associated with the loss of plants in the previous SEPA documents remains applicable and is not substantially changed by the modified proposal. • Page 5 of 8 The Bluffs—September 16,1998 • • ji 6. WILDLIFE Previous Proposal Modified Proposal • 51% of site in open space • 47% of site in natural open space • Large coniferous trees to be • Large coniferous trees to be retained as much as possible retained as much as possible • No removal of understory • No removal of understory vegetation unless necessary for vegetation unless necessary for development of roads, buildings, development of roads, buildings, utilities or parking utilities or parking • To the greatest extent possible, • Disturbed areas planted utilization native species for re- predominately with native plant landscaping materials • Clearing and grading for the • No disturbance to the northern northern emergency access road five acres • MITIGATION MEASURES: A14. None required. COMMENTS: The modified proposal includes less disturbance across the site and generally confines it to the upper and lower terrace areas. The northern emergency access road has been eliminated and a five acre undisturbed area will be preserved. All greenbelts will be maintained and disturbed areas will be planted predominately with native plant materials. The analysis associated with the loss of animals in the previous SEPA documents remains applicable and is not substantially changed by the modified proposal. • • • • Page 6 of 8 The Bluffs—September 16, 1998 B. BUILT ENVIRONMENT 1. LAND USE Previous Proposal Modified Proposal • 165 residential condominium • 174 residential luxury leased ownership units residences • 51% of the site in greenbelt • 47% of the site in greenbelt use use MITIGATION MEASURES: B1. None required. COMMENTS: The.modified proposal includes nine additional dwelling units for a total of 174 units. This is only a 5.5% increase in the number of units with a minor change in density from 7.4 units per acre to 7.8 units per acre. The revised ownership will continue to emphasize a quality•residential environment and the modified site plan remains consistent with the site plan approval criteria. The land use analysis in the previous SEPA documents does not substantially change and the modifications will not have significant adverse environmental impacts. . 2. AESTHETICS Previous Proposal . . . Modified Proposal . • Retention of greenbelts • Retention of greenbelts • 70, 60 and 50 foot building + 35 foot building heights heights • Increased building modulation. • Incorporation of architectural • and architectural diversity elements form the Gene Coulon Park design theme . . . MITIGATION MEASURES: B2. None required. COMMENTS: The modified proposal includes a decrease in building height from 70, 60, and 50 feet to 35 feet. This reduction in height and scale is more sensitive to views from Gene Coulon Park and surrounding properties by integrating the • buildings into the hillside. Increased building modulation also provides more visual interest and architectural diversity than with the previous buildings. The aesthetics analysis in the previous SEPA documents recognized that the hillside would remain only partially wooded and the modified proposal does not substantially change the analysis of the impacts. • Page 7 of 8 The Bluffs—September 16,1998 • 3. TRANSPORTATION Previous Proposal Modified Proposal • 24-foot wide southern access • 26-foot wide southern access with northern emergency with parallel emergency access access • Driveway access shared with , • Driveway access shared with Marina Landing Marina Landing • 9 fewer trips in the PM peak • 123 trips in the PM peak hour hour • 368 on-site parking spaces • 305 on-site parkins spaces MITIGATION MEASURES: B3. None required. COMMENTS: The modified proposal includes nine additional dwelling.units for a total of 174 units. Of the 174 dwelling units, 24 units will be townhouse and 150 units will be luxury low-rise residences. Transportation Solutions, Inc. prepared an updated traffic analysis (September 12, 1998) based on the change in unit type and the latest ITE Trip Generation Report. The updated report indicates that the peak hour traffic volume is reduced because the current mix of residential uses generates a lower number of trips per dwelling unit. Distribution and level of service:.was'also analyzed and it was concluded that the modification will have a negligible traffic impact to the surrounding roadway network. The traffic analysis in the previous SEPA documents does not substantially change and the modifications will not have significant adverse environmental impacts. 4. PUBLIC SERVICES Previous Proposal Modified Proposal Fire Fire • Structures will be sprinklered • No change Police Police • Marketed as condominium . • Marketed as luxury leased units owner-occupied Schools Schools • Incremental increase of new • Addition of 54 new students students based on addtl units Parks and Recreation Parks and Recreation • On-site recreation facilities • No change Utilities Utilities • Extension of city utilities • No change ' MITIGATION MEASURES: B4.through B8. None required. COMMENTS: The EIS identified a number of potential impacts for police services, fire services, schools, and parks and recreational facilities. Based on the nine new dwelling units, the modified proposal will.have minor increases in pubic service demands related to police, off-site parks and schools. Impacts for fire and on-site recreation are unchanged. The analysis for impacts to public services in the previous SEPA documents does not substantially change and the modifications will not have significant adverse environmental impacts. Page 8 of 8 The Bluffs—September 16,1998 • • ATTACHMENT C THE BLUFFS - MODIFIED SITE PLAN Compliance with January 12, 1993 ' Hearing Examiner Recommendation and Decision Recommendation: The City Council should approve the proposed reclassification of the subject site from R-1 to R-3 subject to conditions 1. through 5. of the Hearing Examiner's Report. APPLICANT COMMENT: The City Council approved the reclassification and executed a property use and development agreement on March 8, 1993. -To execute the minor site plan modifications, a revised draft development agreement has been prepared for review and approval by the City Council(see Attachment D). • Decision: The Site Plan is approved subject to the following conditions: 6. The applicant shall,comply with all conditions found in the Mitigation Document established by the Environmental Review Committee and published on October 9, 1992. The applicant shall comply with all of the conditions that are determined by the City to be necessary prior to the issuance of any Construction, Grading License, or Building Permits APPLICANT COMMENT: The applicant will comply with all conditions found in the October 9, 1992 Mitigation Document. Refer to the attached SEPA compliance matrix . • that outlines the changes in the development and the required mitigations (see. Attachment B). The applicant will comply with the conditions established during the City's review of the applicable permit application. • 7: Greenbelt/Steep Slope Covenants:The applicant shall execute covenants running with the land that set aside and protect all undisturbed steep slope/greenbelt areas. These areas are to remain in their natural state except for trails that may located through the• area.The covenants shall be approved by the Development Services Division and City Attorney prior to the issuance of any Construction or Building Permits. • APPLICANT COMMENT: The applicant will execute covenants for th,e protection of the . undisturbed steep slope/greenbelt areas. Draft covenants will be submitted for City . review with the applicable permit application. • • 8. ' Landscape Maintenance Covenants: The applicant shall execute covenants running with. the land acknowledging this and future owner's responsibilities for maintaining the new on-site landscaping and other improvements on the site in accordance with accepted • landscape principals. The covenant shall require the land owner to agree to replace any and all new landscaping that has died or been so severely damaged through improper maintenance (e.g. improper or excessive pruning) as to destroy or significantly reduce the original intent. The landscaping covenant shall be approved by the Development • Services Division and City Attorney prior to the issuance of a Building Permit. . APPLICANT COMMENT: The applicant will execute covenants for the maintenance of the new on-site landscaping. Draft covenants will be submitted for City review with the applicable permit application. • Page 1 of 4 'ram_ of BOOR' 1 • 9. Landscaping Surety Device:The applicant shall post a surety device, to be approved by the Development Services Division for maintenance and plant replacement of all site landscaping to cover a three (3)year period. Evidence of the surety device is required prior to the issuance of a Building Permit. APPLICANT COMMENT: The applicant will post a surety device for maintenance and plant replacement of all site landscaping to cover a three (3)year period. The surety device will be approved by the City prior to issuance of the applicable permit application. 10. The applicant shall execute covenants that assure that all of the residents of all the ' buildings, including Building F, shall be entitled to freely use all the recreational amenities that are provided and constructed as a result of this approval including the pool and recreational complex in Building C. APPLICANT COMMENT: The applicant will execute covenants that assure that all of the residents of the development will be entitled to use the provided recreational amenities. • Draft covenants will be submitted for City review with the applicable permit application. 11. The applicant shall construct a raised standard sidewalk that parallels the access driveway and which runs from Lake Washington Boulevard to the southwest corner of Building A. All other Buildings of the upper terrace shall be linked by pathways subject to the approval of the City. All sidewalks and pathways shall be constructed by the applicant and approved by the City prior to the issuance of an occupancy permit. APPLICANT COMMENT: The applicant will provide a 20-foot wide separated •. pedestrian/emergency vehicle access corridor that parallels the access driveway from Lake Washington Boulevard to the lower access drive in the upper terrace.. All buildings in the upper terrace will be linked with pathways to be constructed by the applicant. These pathways will be subject to City review and will be installed prior to occupancy. 12. The applicant shall construct and shall not defer or otherwise eliminate a sidewalk along Lake Washington Boulevard that runs from the south boundary line of the site to the intersection of the intersection of N 20th (as extended).The sidewalk shall be constructed by the applicant and approved by the City prior to the:issuance of an . . . occupancy permit. . _ • APPLICANT COMMENT:As indicated in the Hearing Examiner's February 5; 1993 reconsideration decision, we understand that this sidewalk may be deleted since additional geotechnical and engineering information indicates that installation is nearly .• • impossible and would have negative impacts to the adjacent slope area. Lincoln Property Company requested confirmation of the elimination of this condition from the Hearing Examiner on September 17, 1998. 13. The applicant shall construct at least two separate hill climbs that may consist of any combination of stairs, paths and sloping ramps and at least one of which shall connect, as practically as possible, Building F with Building E and the second of which shall connect the upper terrace in the vicinity of Buildings A, C or D and Lake Washington Boulevard. • Page 2 of 4 The Bluffs--Se6itember 16. 1998 . • APPLICANT COMMENT: The applicant will construct a 20-foot wide pedestrian hill climb/emergency vehicle access corridor that connects the upper terrace with Lake Washington Boulevard. An additional hill climb will be constructed to connect buildings in the lower terrace with buildings in the northern portion of the upper terrace. The trail will be either a meandering foot trail through the woods or a straight-line trail consisting of a long stairway. 14. Facilities Maintenance: In order to ensure the maintenance and upkeep of residential building exteriors and common community facilities, the applicant is required to: • a) Establish a condominium homeowners association for the continual maintenance of the site facilities (e.g. landscaping, roads, utilities), common facilities (recreation, lobbies, etc.) and residential building exteriors. • b) Establish covenants on the land, as well as on each condominium deed - • requiring on-going maintenance of the facilities described in "a"above, as well as participation in the condominium homeowners association. APPLICANT COMMENT: The applicant will provide the necessary mechanisms to ensure the maintenance and upkeep of the residential building exteriors and common community facilities. 15. On-Site Recreation: In order to address demand for on-site private recreation facilities, the applicant is required to construct the proposed recreation center,swimming pool, and • pedestrian walkways. APPLICANT COMMENT: The applicant has provided a recreation center, swimming . pool, and pedestrian walkways. • V 16. Off-Site Recreation Demand: The applicant shall either provide an easement across the subject site to accommodate a public path that is identified in the City's Trail Master Plan in this general location or pay an off-site Park Mitigation Fee of$180 per multi-family unit. APPLICANT COMMENT: The applicant will pay an off-site Park Mitigation Fee of$180 • per multi-family unit. The applicant will contact the Parks Department to determine if • credit will be given for provision.of the on-site private trails and recreational amenities. 17. Street Cleaning Surety Device During Construction:The applicant shall post a surety device, to be approved by the Transportation Systems Division for street cleaning during V the construction phase of the project. Evidence of the surety device is required prior to the issuance of a Building Permit. APPLICANT COMMENT: As determined by the Transportation Systems Division, the applicant will post a surety device for street cleaning during the construction phase of the project. If determined fo be necessary, the surety device will be approved by the V . Transportation Systems Division prior to issuance of the applicable permit application. • Page 3 of 4 The Bluffs--September 16, 1998 • • 18. The applicant shall install signs at all entrance points and signs that clearly identify buildings. • , APPLICANT COMMENT: The applicant will install a monument sign at the southern entrance point and other required identification signs to clearly identify buildings. 19. Project Phasing: If the applicant chooses to phase the project, the applicant shall use 'the following schedule subject to approval of the City: 1) All site Preparation (site grading, utilities, and roads)shall be the first phase; 2) Site Preparation for all portions of the site shall be completed prior to issuance of any Building Permits. APPLICANT COMMENT: The applicant is considering the option.of filing a permit application for site preparation as the first phase of development followed by a building permit application. Any phasing will be consistent with this condition and is subject to approval by the City. . 20. Storm Drainage&Treatment System Construction:The applicant shall comply with code and appropriately locate the storm water system entirely on the subject site. APPLICANT COMMENT: The applicant will comply with the code and appropriately locate the storm water system entirely on the subject site. 21. The applicant shall retain a qualified geotechnical consultant and a qualified hydraulics • engineer to work with the applicant's civil engineering consultant to provide ''recommendations concerning the engineering and design of roadways, utilities, retaining "Ikalls,''drainage, and foundation systems. The geotechnical consultant shall review and , sign off on the project construction drawings prior to the issuance of any construction or building permits.All such work shall be approved by the City. APPLICANT COMMENT: The applicant has retained Golder Associates and Dodds Engineers inc. for engineering and design of roadways, utilities, retaining walls, drainage, and foundation systems. Golder Associates will review the final site grading plan and provide specific comments and criteria related to retaining wall, foundations and grading. • 22. The applicant shall post a bond or provide other assurances, approved by the City Attorney, to restore the site to its natural condition if development of the site is terminated after any grading or vegetation removal has occurred. APPLICANT COMMENT: The applicant will provide assurances, as approved by the City Attorney, for site restoration if development of the site is terminated after any grading or vegetation removal has occurred. • Page4of4 • . The Bluffs--September 16, 1998 • • • • CITY OF RENTON • Planning / Building / Public Works MEMORANDUM • • DATE: September 10, 1998 TO: Pre-Application File FROM: Peter Rosen, Senior Planner • SUBJECT: Bluffs- Revised-- Pre-App File#98-71 We have completed a review of the pre-application for the proposed, revised Bluffs project. Listed below and attached on several sheets are our preliminary findings. Every attempt is made to ensure that these. comments are complete, however, a more thorough examination of the project at the time of application submittal may reveal additional issues that may alter these comments or require additional comments. - Background. The Bluffs is a multi-family residential development that received Hearing Examiner site , plan approval in 1984. An Environmental Impact Statement(EIS)was prepared for the original proposal. ` Proposed changes to the approved project are outlined by the applicant on the'comparative analysis • , dated August 10, 1998. • Permit Requirements. The revised Bluffs proposal is a modification to a previously approved site plan. • The code distinguishes between major and minor modifications or adjustments to an approved site plan. A major adjustment involves a "substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent(10%) change in area or scale." The applicant • 1 needs to provide a comparison of the approved site plan and revisions to support a position that the revisions constitute a minor adjustment to the site plan. The comparison should evaluate the changes of quantifiable measures such as the number of units, the total building area, the area of impervious surfaces and disturbed area, etc. The applicant may also want to evaluate the magnitude of changes according to the site plan criteria. The Zoning Administrator has the authority to make the determination of whether the revisions are a major or minor adjustment to the site plan. If the proposed revision is considered a minor modification, the changes can• be approved • administratively.. If the changes are considered to constitute a major adjustment to the approved site plan, the code requires the review and approval of the original decision-making body, the Hearing Examiner in the case of the subject proposal. If the proposal requires a public hearing before the Hearing Examiner, the process may be expected to take 8 to 10 weeks. This is assuming that a new SEPA environmental review process is not required. An Environmental Impact Statement (EIS) was prepared and approved for the original proposal. The • . applicant may prepare an addendum to the EIS in lieu of commencing a new environmental review process for the revisions. SEPA rules allow for the use of existing or previously,prepared environmental • documents such as addendum, "that adds analyses or information about a proposal but does not substantially change the analysis of significant impacts and alternatives in the existing environmental document." There is no comment/appeal period required for an addendum. CC: Jana Huerter Bluffs-Revised . t • • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS'DEPARTMENT • • MEMORANDUM DATE: SEPTEMBER 4, 1998 • i "N J • . TO: PETER ROSEN ' .;, ,• FROM: NEIL WATTS SUBJECT: THE BLUFFS PREAPPLICATION REVIEW COMMENTS • I have reviewed the preapplication submittal for the above listed project, and have the following comments at this time: SEWER • • A METRO sewer main is available along the west side of Lake Washington Blvd. N. The northwest corner of the site can be served by the existing City sewer main system in N 20th St and Lake Washington Blvd. N. The bulk of the site will need a City sewer main extension (8")from the dual entry way to a connection point to the METRO system. The on-site system will be privately owned maintained, but must be constructed to main line standards. • • Waste Water System Development Charges of$350 per unit will be required for this project. WATER • The site is located in the Kennydale 350 Pressure Zone and is within the Aquifer Protection Zone 2. There is an existing 12" water main in Lake Washington Blvd. N adjacent to the site, • • and a series of water mains on the Marina Landing site north of the site. • An extensive water main loop extension is required for this project. Per review comments prepared by the Water Utility Section on the original project, a water main must be extended from the existing 16" water main on thest-side-offMa_rina Landing through the site to the - , 12" water main in Lake Washington Blvd. N. The size of this main will depend upon fire flow requirements for the proposed buildings, and is anticipated to be 10". O Backflow prevention devices will be required for irrigation and fire protection systems. O Water System Development Charges of$510 per unit will be required for this project. \ •• . I Yy ice\ • • SEPTEMBER 3;1997 PAGE 2 • DRAINAGE • A complete drainage plan and drainage report will be required with any permit application. The drainage plan must include provisions for detention and water quality treatment in compliance with the requirements of the KCSWM. • Surface Water System Development Charges of$0.129 per square foot of impervious surface will be required for this project. STREET IMPROVEMENTS • If an addendum is required to the EIS, a traffic report should be prepared for this project. This traffic report should address possible impacts to the following intersections: (1) Lake • Washington Blvd. N and Park Av. N signalized intersection), and (2) Lake Washington Blvd. and Burnett Av. N. Additional ,WSDOT wily ojably.request analysis of any interchange along 1-405 which this project will impact with 10 or more peak.hour trips. The traffic report should include cumulative traffic impacts from this project, the proposed Tamaron Apartments project and the proposed Labrador Ventures Plat.' • Lake Washington Blvd. N adjacent to the site must be improved with curb, gutters, sidewalks, street lighting, new paving from the edge of existing pavement to the new gutter, and drainage improvements for the new street improvements. • Traffic mitigation fees f$84,433.5 will be required prior to issuance of building permits for this project. GENERAL • • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include a itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000.of the estimated construction costs; 4% of anything over $100,00 but less than $200,000, and 3% of . anything over $200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. r ti 1 . gg 1 • • • • 41w TO ti ,i F=!9 r. .. MEMORANDUM SEP O 2.1998 DATE: TO: Construction Services, Fire Prevention, Plan Review, Project Planner FROM: Jim Hanson, Development Services Division Director • • SUBJECT: New Preliminary Application: VG O/tr S - ReA/4;ed LOCATION: /6703-Lv /WO /5/oCt. /,.al% G 1Gwl/ -j 6/1.4 /V A meeting with the applicant has been scheduled for /0:CC' , Thursday, So oy'L` for one of the 6th floor conference rooms (new city hall)If this _�(,meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11 :00 meeting. • Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. If you are unable to attend the meeting, • please send a representative. Please submit your written comments to rem 'at least two (2) days before the meeting. Thank you. ..,.., . . ( • ,. • . . • •• , . • • • ., . ... . . .. s! ! ? • :I ii ti) C ., .. • .. . ', - • -- :-,',.•••:..,•-•,•.,.. '. Crl.. li li: i ii . 1 ... - ••••—- -1 1 i; I. '. I ,....„, , I; i!", 4 1 . .-i.' '' '. .;•'..• ; tlf, .. '• V\ \.; !! 'PI ;f t X I k `---/ 1 1 1: : (., 4 -6 g....i 1 • . :, , ...,/,.. ..: \ ., , .1 I.+ s, +,+, • 1 ... ;)„.,., , i ; .1- ,/ 11. I! \ ••••.. /ir,/ / ,i,„„,..or ,,', r.. . ill 11 i A % N II g cv al i t ''...-27 !Pi' '\- ‘.--- - "i'l \I : 1 1\ .. .t.,.., .• ,. ; i •-•...... -------7.1 1 sits. I ! I \ • r., 1 g 2 -I,f( // "I ; '-----:,......11. i 1 't \''', 'I; ii ' .- 0 II\ . ( 1,. .,1, • 11 ..: \i. 1 it 11 1 1 : ''\ \.1\ -,‘:, \\ . .t CD -1-ti, %•• -.---2.---•••.. .......)11,.\.\\ \ii \I\ \\ A c El ------ ------',./ \\ , ...c 0 4,-,-- .....- .._ • i ), .. ,, , \'.I ! ' \\, ,• ...... -.-.•....- 1 1, in o_ 2 7:-.---.1.•-:- ''' -....,' v,\ 0 It r k //i (. kl i. \\\\ ‘.,,\,,\ \i‘.. / 1 ....:•:-...-... ,,,,:,,, ,,!'•,\'.,\ '-'' I \:\ ; , I I I . '"S• 1.A '-..- -. ---•\ 1 ; i OA k1,\., '. \`• 0 13 ' 1., ,S...:•••••..•., •-•••\-.-:-,:••....-- I ! : • 1 l'...... s11,•.'," \‘. - - • -0 -to L ..- . '1\ 1' "7.':\''''Y- '.'•.. ''''... .....• ..' \ \•-•‘\, :\ .1. '''...1\‘'`.\''.1, .' : ' ' ." it) 4- cl- -'• ‘,.. i k 1..,..., 11,1.,..\. ,,, .•••.-• .. . ,..\ ....,.,..,,•\.,b ..4.: .,,\\ \„; to, Ili ; 111111/41/4* ----•. ',. ; .', \•\1P..:::', .\,:\ \''‘\\ \\ et.u-I 0 4_1 ;1-: 1" 1 ' 'Iriiiii.---wii---\ \ ''.. ' ‘) i `1E1‘%\_1•\\\ \ \\ 0 0 0 c i --li .11 ' -,. -----r, illt .,: 1 ; : L , '' 1•\k- ‘' ''; ‘• \1, L C 4) .,,iiim.,, :; ; , •• i : ' \ i.P.;\\\ 1, '•:1: a- :I . , 1 I. i Ai. s,.\ . ' ., , . ; .. ; , •\,, ,,\ , .1 ':,,, i1 ..! : .1 , \ - ?. ... i. '.. ... •-S ..".. ',\\V• ..'• ., ',',•‘ • SO !;! ,' .'' "NM ' !:' ; MI , ••• ';;••••‘V‘‘ 1, ', `•\ ll.I IX:If I sic, ....Aira• TiOli* --;, *"...r.A. \\..; \ , ••,.i;• • •mii• •••— L.I.• r, \ )ksp . MI> 1 ',';u3'•\., \ ''' •: t la Er* r. ',11•Abitifj,/ \ •_,„•%, IA'64 \ '• •;,. U_ • mu = 70. ( I:.',, -11 ! I ... d1111 :El I. is• I. • •—,--*" ......?..,•!.•,. st'A.-'‘‘• \ '. . !! ; '. iiii;,..i I. . Ili\ ....,1 .. •-•-;....0, .,, .;.,ili i\,1/4, ,.:\... \ •••,... /;!;.;', ,::, 1,1 i : ! •••,.• _ s .z., ..el_ • 1. i ;. I mi... ii go I; i ' I .;1111L- Ile r4---.111/111: : ,.! ; i 11. ;!(,! ‘.:' \•:\ ...`1 \ ••:;.. ..1.1(S.4 ' • a •'i • '• Hi.- - ......, 1 0 . C/) / • .iN ,....,.. .. .... Illig 7: i I.- W' .i 11/./.'::::''':.: ' '',...... \\\ • .., . Dm I,. • I'• .. IIIA.• •Ii i X •ii ,, •.C: 1 ° o , 'll ..• MINI:„. rn 1 01 1 !C.. ....' ••°MI' • • • .-•'. /..' •-...'..,...:-;;."...'..;,..:''' ,I .. ,.. •- i ii . •." • • . .-- . / ' ,...fill . , ._, .: ig i31 ter, . : • / , ----7 .-- - '. i V,: ' • I : ::. Z.. ifillit • ,: .' / / ',„ .—%' ,./ ..-* 'nv. '\.,..... ....., Mai & S ': i 2,1 sm i ; ,•,, .,,,,: 1:•.. Ir; , I ! • '• ir -r;AW 17,7 i,' .//,.-.' 10 ••• \16, ,.,:•, '••••-••••... ir • ', ,, . ,.• at (/ ; i... ..-. -,. , „ .s/10,1101- % ‘, , ., ....1-7,-,r-u, I , .. „ .; +. ,, ..„--"\imek % ..:. ....... ,,z,.:••••;':',',.,- , • , „ •• I . • ••- ' J •1,, 1. --.7.•..." -..I:1•\ •,, `, 14114-;dolk_ ./. .....-.•-• ::,••\ 11;,• '.., I• 1 ! ••• .; : , • • . I ,,%: N• 441, ... ..-.•,... : ........',.%ii, ''. ‘ ', '‘ .,..,.,....„••,\k \':, •••••••. 1,'. '. : '. ......• - = g%ii.t.,Tii.k., .;',,.•.:.•,::1.,.1,1t: '.!.it 8 -,-,:"..\,..,, .:,,,.., ...... . ill +,..- - -• I.- 0470,/,. `,..-..'.."'sr I!.',\ .,, '; „v., \ .,.......,..\\ .,:...,, v...,„ !I., -•- ... :7'I i .' (4&'.-',•••....' : 1 ; '', ''.' ,...--'111Pg_. . ''. ....-: '''', ‘.:. v' t? ',:k.,, •;,,.. •:... u(t0; 1,, , !. : i i ii.7\41 ..1...,/,.., •.:,,,‘\ •••,:.. ',.:,,. ...., , ,,, , . : I , :,,. :.?; ...,... , In H. .! . , i..6,1. , ; ,, : .,. 1 , t , • i al , /,.., ;,...- :.. ‘`...,‘,. '.i...s ... 5) II ; •• • ; In Ar .. .., ; ., I :.. .. , ...,, e /I /.1.3, 1:\•.. :1;",;\ '•;, .. ..:. 1 : ; • I • .1.• ;—11.1 ;• : ,... ff ( 4ity ,/ ././ ,,,:l ,,...,,..,:..,, '',. \ ''' • - 1' • ' 1 ‘, ' .'= i • • . , , ,4111 . , ..!w ,,..„ ,%.k \'A..'0.1 ,, • . . ;I ; i i \ •. '" ' . li la ' • lill ..-.11 Y.../ ' \,. i; . . ' • •= • 91- I . ; , ! . ' ! i • I • , •. , , __ .il I Hi, . • ii '1::::n\'1 '. ' .:'• • illk: • .1,.4•Ili ! ! ; ... 1 , , ..,-,, , ... 04 ' ' • . "ii Ir • . ..1 . ..... ...I ' ) i i 1 1. ? •-/ ///.!;•,ri/.l •/".4//;•.\..-77..-.7:`,2- 1...1,.)./... , , . • • .., • ... -• ,• / ! ,, ipk.',..6../•:.,"'.',.........-... 1'.' P.. . ...•, .•...L.,- ..--- -:.. ' .• ' • ,;., ' ',1 c.,,,......,.--- , .......-:-:,;:.-,-•:•..A :. .. . ..c I .4.1ti•l 1 '. ' '• ,'. 1 ' . '... ••..".. . . ........—• .:...„-.-.1...- . ' .',."-...:,,Jr - L ''' I! : , .., .....•'..... ....."'..:0•""*....•:. - ...-17,,•::.:',.::;.z.'.:',..r ..\ -', z • ii'. i t, '• .. ..e, •• ...,-- ••:.;-:.• '1.. P.c.--'\ %, \ . „ , 0. ... ! , . . ..,,,!•• .,•,,-- ....1.„..::::i'',--., ,....-\V. `'. ‘ \ \ ..-.' ' i' : • • ‘ '. ' .'s,,./1.' if r.'::::°"..:.•,',.. c\,',. \\ , 1 i • , . ,, •• f!., '. ;. , ,.....N1- %,:, 0 1: —. 10.,\ \ i, • , i : I .• i .' ,ii • • . 0.., t‘, \ V ,, ./. . 1 r',.. I....0 A 1 \ \ `-.::.:.• r 1 j • . . ' ' 1 I /1. ''. .•. 1-.. ''..-A-1.1 ...j 1-\ \ \ k \ 4. • ; , 1 , 1.•-• k • •\ .. \....... ‘-‘, ,.. 0'li il ; I k. ' t • i I 1 • n" ‘i\ \ \''' \ . :') , I ; ' ! ;.I .: : 1, '.. .1 I'.;..) ---;;\\- •-•';,..,:"\ \ \S \C,-;\;! : ! I ; 1 • 1\• ; ! i ,.. \, \\;.7.1-; i.... AL \-,..-.,,..‘-,...--'.,...,\ \ :1• ; • . '; ! ,) , i ,! ..: •• .s., ., \ s,..A."...,. „..!.. \ ..-k,;:i' 0,--,1.,. , .,, ,,• ,i i \1/4. . ''...''',.;:, ...:,........,.-\:--.•••.-'•• \ %',•';', ‘1.\\:\ ..i I..!,,,'. ... ,i ,;.1,:.. \...... \•:./..:: .... '... ''•: ''' . '1\.,1: 44:T:'....% \VI \ A..... 0 0• ; . 1 .1 .• . \ ...". ', .. ....''' n. • ' '.., . \ N• ,1- ;; • ! !I ------.' 1/ "1..... r4 .. • . •..• '. •... . .. . .1 . • • ., ,'. , . . .... I,- ;! .• • I .; i / '1- I . \), •• •‘, ; ' •• s,. •-•.' :------A• • • , „ t• . , ti:o- In 1• +. , ‘ .., . .. . • ...... \ i I 1' . . • • • . . . -......._.. ••. '. . I ' . . • / I, . . . .. .• •'• 'i '.., , 1 ‘. z',. i i : : ‘,. 1 • . •, •••,',. 1, s., 4 I ,...'. „•;' ,••''' ...I • • • / •• 1 i I- 1:• I .I: • . • . . . .I ; 1 • • t .,‘,. „. : i . , ;I i• . 1 . ' •: i •• : . • ..; i;' • L ,...: . : . . .. . , t L. •.) !i• i ! ! • 1;1 ; ' i ' • ••• ., • • • ,.. - • , • • .. . , '. . •. .. •.• , • . .. ••• • ' • • " Ilc.--..•, `; !I; •; : ; .......„ • . ;•• : 1\ '.. . . . „ * I;!• •• • (-• 1 • • • • .. •,. ,.... c,,,:. ..m...1 . . . ( ' I. ••1 ,..,2 .•......, : • -..-• . s • ATTACHMENT D PROPERTY USE.AND DEVELOPMENT AGREEMENT • THIS INSTRUMENT is executed this date in favor of the City of Renton, a municipal corporation(the"City"),by the undersigned property owners (the"Owners") of the within described property. WITNESSETH: WHEREAS, the Owners are the owners of the property legally described on Exhibit A attached hereto and incorporated herein by this reference(the"Property"); and WHEREAS, the Owners obtained approval in 1993 for a rezone of the Property and Site Plan Approval for the development, subject to a Property Use and Development Agreement recorded at auditor's file no. • , records of King County. Washington(the"Development Agreement"). • WHEREAS, the Owners' representative has filed a request petition under File No. R;8A044 89`to modify the Site Plan Approval and amend theDevelopment Agreement-.-_.< L. .� for the Property for a rezonc of the Property from Single Family (R 1)to multifamily ; and WHEREAS, the Development Services Division has recommended approval of • the minor site plan modification and amendment of the Development Agreementpctition established by the Environmental Review Committee; and WHEREAS, the Hearing Ex.,-...i«er has recommended approval of the petition subject to the terms and,conditions set forth herein, and has granted site plan approval subject to conditions; and e.11 lerd(Y_IT9 f t-Irr•tl I+irru M 1•2=AC.su.C.FAC T-aEnCr I t�I^^I--�.e--�.:.,,2,,,^n.nOCg\'s D 1 WHEREAS,the City.Council has found that the proposed minor site plan ' ' modification and amendment to the Development Agreementuce and developme„t of`` e Property complies with the goals and policies of the Comprehensive Plan, is in the public interest, and will not impair the public health, safety and welfare; enEl - conditions of this Agreement, and subject to the execution and recording of this Agreement; NOW, THEREFORE,the Owners hereby covenant,bargain and agree on behalf ' of themselves and their successors and assigns that they will comply with the following conditions if the minor site plan modification and amendment to the Development Agreement for the-Property is approved.rezoncd to multifamily medium density(R 3) or - its equivalent zoning classification: The provisions of this ordinance shall replace and supersede the provisions of Ordinance No. ,which originally approved the site plan and Development Agreement for the_Property: , • . . ;::,TO.;_ .- Section 1. Development of the Property shall be accomplished in accordance with the following conditions: A. Development of-the Property shall be in accordance with the site -plan approved by the Hearing Examiner's Decision and Recommendation dated January 12, 1993 ("Hearing Examiner's Decision"), as modified by the minor. site plan modification approved by the Development.Services Division dated ; 1998. Minor modifications to the site plan that are not major adjustments may be permitted subject to the approval of the Development Services Division. --9 I , B. The Owners shall execute covenants running with the land that establish the maximum overall project density of no more than 7.93 eendetniniefFt dwelling units per acre; and that establish the overall project height at 50 feet as shown in the approved site plan and exhibits to the Hearing Examiner's Decision. as a residential condominium complex. DC. The Owners shall comply with all mitigation measures • established by the Environmental Review Committee Mitigation Document published on October 9, 1992, as amended and supplemented by the Mitigation Document published on . 1998. - ETD. -The Owners shall comply with the site plan approval conditions -- imposed by the Hearing Examiner in his January 12, 1993, and February 5, 1993 Decisions, as amended by the conditions set forth in the minor site plan modification approval from the:Development Services Division dated • , 1998. Section 2. This Agreement may be amended or modified by agreement between the Owners and the City;provided, such amended agreement shall be approved by the legislative authority of the City by ordinance. • Section 3. It is further expressly agreed that in the event any covenant or • condition or restriction contained herein or any portion thereof is invalid or void, such invalidity or voidness shall in no way affect any other covenant, condition or restriction contained herein. Section 4. This Agreement and the approved site plan shall be valid for a • period of five(5)years from the date hereof unless extended for an additional two (2) . -3 I 4 year period. In the event this Agreement is not amended or modified by agreement between the Owners and the City and construction of the project has not commenced within said time period(s), the zoning of the Property shall revert to the zoning classifications that most closely reflects the land use designations for the Property as depicted on the City's then current Land Use map for the Comprehensive Plan. DATED this day of • , 1998. • A:USEAGMT2.D0 . 4 • 1 i I TALASAEA. • —� C(:)\SC:I-T:\NTS • August 31, 1998 � ;-°�'�1✓I. r I TAL-478 ai C. I 1e Mr. Scott Springer OCT 26 lg98 • Lincoln Property Company , s� 1756 114th Avenue SE Suite 135 u . �- Bellevue, WA 98004 SUBJECT: Wetland Delineation on the Proposed "The Bluffs at Lake Washington" Site Located in Renton, WA. Dear Scott: • At your request, Talasaea Consultants conducted a wetland reconnaissance on the 22-acre property located'on Lake Washington Boulevard in the City of Renton, Washington (Figure 1). The reconnaissance was made to identify, delineate, and characterize any wetlands on the site. One small, isolated wetland (approximately . 380 s.f.)was located in the southwestern portion of the site (Figure 2). The wetland was delineated according to the methodology outlined in both the Corps of Engineers Wetland Delineation Manual(1987) and the Washington State Wetlands Identification and Delineation Manual(1997). Appendix A contains data sheets for representative locations in both the uplands and wetlands to document vegetation, soil, and hydrologic characteristics that aided in the wetland boundary determination. The wetland on the project site occurs in a small seepage area located in a moderately incised ravine. Vegetation'within the wetland has been disturbed by past logging and grading activities and consists almost exclusively of Himalayan blackberry (Rubus discolor).. Wetland soils have a low chroma (10YR 2/1 and 10 YR 3/1) and are mineral in character. The low organic content suggests that theyhave developed since the site was disturbed. Wetland'hydrology appears to be supported by groundwater seepage at the upper end of the wetland. Soils were saturated at approximately one inch below the surface near the upper end of the wetland, and at progressively greater depths toward the lower end of the wetland near the large road cut at Lake Washington Boulevard. According to the City of Renton's Wetland Management Ordinance (Section 4-32- . 3.D), the wetland on the project site would be considered either a Category 2 (50 foot wide buffer) or 3 (25 foot wide buffer). Due to past disturbance and altered vegetation, I believe the wetland would be a Category 3 wetland with a 25 foot wide buffer. The wetland category is irrelevant, however, because the wetland is exempt i.• due to its small size and hydrological.isolation (Category 2 wetlands less than 2,200 i�i stiur. 'cS2 Environmental Planning 15020 Bear Creek I2u.ul Norilleosl • \Voi dinvi k•. \Vo,hrnom :)8072 • Bus: (-12;i1 81iI.75:ii) • I'ix: 0251 861-7549 Mr. Scott Springer August 31, 1998 Page 2 s.f. in size and Category 3 wetlands less than 5,000 s.f. in size are exempt under Sections 4-32-4.0 1 and 2 of the City's Wetland Management Ordinance). Also, the proposed project will avoid the wetland and its buffer (Figure 2). I hope that ydu will find this information helpful, and, that it will assist you in your development plans for this site. Prior to proceeding with any detailed site planning, however, the wetland boundary and category should be confirmed by the City. In the meantime, if you have any questions or require any additional information, Please call me at (206) 399-0144 or Bill Shiels at(425) 861-7550. Sincerely, TALASAEA CONSULTANTS Ij Richard Tveten Ecologist Attachments cc: Joe Strobele Clayton O'Brian-Smith I. - - 1• I . .....,...,.. .. P,PS 11J Eli 0THST '" • +.•• ' Y j�i/J' c' 1.1" = SE 3u1N ST !_i. !fI �},. - „'.y.. .. S $ 4G.= .1', SE 37TN ST .•`fir•,; I. 37TH T n ti V} '.i4 • : . KE(IMDAIE 36TH ST a 36TH •;i, Z t is•.' BEAD(PARK Illi c. ti zr> • �I 35TH ST H T�:'- J A 34TH < 4 < n I 33RD PL ' :: ti`;`: • 8 Iv NE 33RD —a :J� }' 33RD ST • • : F�' 1 •, , • ' _'. •'•• , 32N0 x •• -_N+. z•;; CoL�IAN 700 4 r '`a"rt ' • POINT ' 31ST ST 4, :.�< 315T ST t �,;- ' ©ram- I y ;:{ r W • • - I rr © 29TH STo 13oD �� e r� u4L M •• i•'� o .l tole it ` .•,`. : 7TH ST '28TH PL N � <t NE 28TH ST r 4(^ . . 't -y. _28TH__—_S� — - -—7 +t�''y.i7• NII a NE 2 J r�{ �� it s<p.`t • 2100 !'.t `i s� Cr y Q lat r'i?G: Q W q _ S T oc II :a+*. TH a N 2 6 w t. W KENNY E Z �::'�,: LIONS .1. : . :0 Pit ' AAI. < 6-, ttE �} EN S W= �% mot,. ', NE 215T r _ a t _ N. ''J't O� T�s °36 S •tg.. - 20TN ''tom • �, },. w i 2300 HE 2 • • ; ST . t r NE s: �rt ,a G. i• y,• �L 1�� V� 1- Q !A i • l •• .•.- 3 t�"'��lttL'�ILs� W - a^, .•ar I 2a00 ear> / z ¢ �` • - Hi g ' z a J v t. W z • y ,x�' ..''�` ,. _ • ':�t r��R � ST m NE �3TN PL a•' 3 0 rY ��� W o t-a •r'J ` J NE 12TH 5'. mot'. l 2100 :::: „". TrAiiirr.—... P A© t .':i4l 7v,''' .. . i PARK`'PL > \ '[' '} t BOAT LAUNCH 1 ��/ t A■ 'DER• ....0rti SOURGE: ThomasBrothers Guide, I995 „ ,/ North ' C7E516N DFJ+VN FRD PGT 0�lMinill TALASAEA FIGURE I: Vicinity Map s• LW 478 CONSULTANTS The Bluffs at Lake Washington NT5 Resource 6 Environmental Planning Lincoln Property Company °^� 15020 Bear Creek Road Northers! 8-12-98 Woodinville,Washington gie072 Renton, Washington r�v75ED Bus(425)e6I-1550-Fox(425)861--1544 ., - APPENDIX A WETLAND DATA SHEETS FOR ROUTINE ON-SITE DETERMINATION METHOD - ---.-.. . , _� • TP `t r ulkj{tt nd ..' r.air•ti- of 'Plas A--Li r • . DATA FORM • • ROUTINE ONSITE DETERMINATION METHOD1 FieldInvestiga�(s�_P1.L1a1• '�tl.tJt. : fJ Date: �V . - Projec'JSite: kuC, o t-��C-e, /JA t,..--Ya.t 'State: W-A County:. 1 G' • Applicant,Owner: L.iNC‘A-15‘" f j by-yoi.,9 Plant Community :Mame:• Wt&c A -11' ' Note: If a more detailed site description is necessary,use the back of data form or a field notebook. Do normal environmental conditions exist al the plant community? Yes . No >'(I(no,explain on back) - Has the vegetation, soils, and/or hydrology been significantly disturbed?Lo5De.d' tv VeAS-ti,{ Ykin0r Yes / No ' (If yes, explain on back)9 ,; pg {a �. ��• v+ pprtvr l;Y. post. • VEGETATION - Indicator Indicator - Dominant Plant Species Status Stratum Dominant'Plant Species • Status Stratum ' 1. l-bimnd4tci44 OtCukb?rryUx- _$_____ 11. 2. 12. 3. 13. ' d- 1.4. . 5. • •, 15. • 6. • 16.. ' 7. 17. a. • 18. • • 9. 19. . 10. 20.' ' Percent of dominant species that are OSL,FACW, and/or FAG • (5"G' ' j Is the hydrophyiic vegetation criterion met? Yes •• No Rationale: '1Je C4•.m.i.,a..A• Sp.orMe; W -k owe-FA(-or 3-eiti.✓' • .. SOILS/•_yy a a4 i ` %J Series/phase: ?Aov�- o4 a,Ar� oh lrfslt „We i Subgroup•2 . Is the soil on the hydric soils list? Yea No Undetermined ' • • Is the soil a Histosol? Yes ' No l Histic epipadon present? Yes No/ Is the soil: Moiled? Yes No/ Gleyed? Yes . No ✓ Matrix Color: I0N2 t/1 aw to Y Motile Colors: . • Other hydric soil indicators: Is the hydric soil criterion mei? Yes / • No , Rationale: 1•-..0\•0 c YI I•-49t - • _ HYDROLOGY — " Is the ground surface inundated? Yes No — Surface water depth: Is the soil saturated? • Yes / No• ' . Depth to free-standing water in pit/soil probe hole: tile. as.ai;5 We.+r al: Lk" Lein o k '. .Suite List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met.? Yes No Rationale:• Sot( sag-Ake.1 Q„k 1•*. too("v., t-kr..-So efa r-a. JURISDICTIONAL DETERMINATION AND.RATIONALE Is the plant community a wotfand? Yes / No Rationale for jurisdictional docrsion: S6ifc hi . c�L•i1,r►cx. . ', • • 1 This data form can be used(or the:Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. • 2 Classification according to'Soil Taxonomy.' . -2 I? .1 upia, 1i/ Mr la of V(a9 IS-y , DATA FORM ROUTINE ONSITE DETERMINATION METHOD1 • • Field Investigalor(s . CAAn- •1. Date: .15/1 5/5/9 S ProjeCJSite: .-ter(s) ok .1 State: w-4 County IJ•7V' ApplicantOwner: 4`%-01 Prey G^A Plant Community /Name:' UfEc.).c- ' Note: If a more detailed site description is necessary, use the back of data form or a field notebook. Do.norm, al environmental conditions exist al the plant community? Yes No „(If no, explain on back) • Has the vegetation, soils, and/or hydrology been significantly disturbed? Ld5e..d.. tr Te4.S�t,{ nktn0r Yes / No (If yes, explain on back) rash,;� >^s }av,Q, tat,,,, pQrlbr,a�t� ()CAA VEGETATION • Indicator Indicator " Dominant Plant Species Status Stratum Dominant Plant Species , Status Stratum 1, Alter IPot f t€. Ffi—IA. ____r.__ ii. . 2, g lti,,,,,,ia ice, io,etc C(A £ 12. . l". • 3, rcart c� VAL(/1. � 13.. • d. V/4c& •S . 14.S. r- •4-e/�. ¶f A' . G- 15. . 6. 16. 7. 17. 18 a. • 9. I • 19. • 10. 1 20.' • •Percent of dominant species that are OSL, FACW, and/or FAQ • O"(, ' `II Is the hydrophyic vegetation criterion met? Yes No y . Rationale: Lr ss 1-4,10-- .Sr6/, r odovt.iI na'„.t• vrr_r.PD a' - FAe.- or welf-ei' i.:. I \ .... SOILS CVery ,) Series/phase:lncl��� 0<<ba 'wof o o-.d ��sne i/s Subgroup:2 Is the soil on the hydric soils list? Yes No - Undetermined ' • • Is the soil a Histosol? Yes No - .Hislic epipadon present? Yes No p Is the soil: Mo.led? Yes No ,e• Gleyed? Yes . No../— Matrix Color: 1042 (.v(' - moral Colors: Other hydric soil indicators: • Is the hydric soil criterion met? Yes No / Rationale' Nio�ln.. Ch o,.r,. . HYDROLOGY — Is the ground surface.inundated? Yes No / Surface water depth: N/A Is the soil saturated? • Yes No / . Depth to free-standing water in pit/soil probe hole:. 4) 11..'64133'1. 'c'F /6' he the Su 4c*CP.. . List other field evidence of surface inundation or soil saturation. • Is the wetland hydrology criterion met? Yes No Rationale:I Svc) /to•i' ..5.Af-4,✓•A e pi. f• ,-1-7, / .- I JURISDICTIONAL DETERMINATION AND.RATIONALE Is the plant community a wetland? Yes No ,►' Rationale forlutisdiciional decision: ac e/ 7, c,' z4•ertoa. not rt e-� . This data form can be used for the:Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. . 2 Class f'cation according to'Soil Taxonomy." • 8-2 • . • . - _P3 , vplA,.6 2' S,,kh 4 F A-t.t ' • DATA FORM . ROUTINE ONSITE DETERMINATION METHOD I Field Investigators): C. 3PIM + Date:. S4/S/9 $ Project/Site: L Blot as+t••1�• i State: w-A County Cr • ApplicanLOwner:1- -ern rr . r4 Plant Community �Mame U lmi,� • Note: if a more detailed site description is necessary,use the back of data form era field notebook. • Do normal environmental conditions exist at the plant community? Yes . No •3(If no, explain on back) - • Has the vegetation, soils, and/or hydrology been significantly disturbed? L09 ed. t.- ?eSk r .irl0r Yes / No ' (1f yes, explain on back)9,„sh • s {, t � ��,,,, p .,,,, ( 1N Q . VEGETATION • Indicator Indicator • ' Dominant Plant Species Status Stratum Dominant Plant Species • Status Stratum • 1. 13t7ierS N^� .fAL�- - 11. . . . 2. l�1 �,,. ert1 cACU, S 12. 3, V i�lu►^, • TAW, S 13. • 4, k1ct. ywcb • V11GU1, 5 . 14. • 5. •, 15. • 6. • 16. • 7. 17. 8. • 18. • • 9. • 19. 10. • 20. „ . Percent of dominant species that are OS"L, FACW, and/or FAO •C) t . Is the hydrophyiic vegetation crrnpn m ? Yes No .- ' ',..5___,... Rationale: L-ess ('f'-•-^• .�r>G a ..lO4i.rnn.,A• S c tom net, 5AC-• A/' ti•-,i f / . SOILS . Saries/phase: tilled a jtkLePW»d n►ti.c(.1 isty vor C'/ y S Su'Vj )roup:2 • , Is the soil on•the hydric soils list? Yes No -. Undetermined ' • • Is the soil a Histosol? Yes No .� Histic epipedon present? Yes No ./ Is the soil: Motiled? Yes No ,.' Gleyed? Yes No Matrix Color: t D1IIZ (o/L .7 l t044 613 Mottle Colors Other hydric soil indicators: Is the hydric soil,c(ite fioh mei? Yes No ✓ • Rationale: hf15h ( 1i».4-Nek, . HYDROLOGY —. Is the ground surface inundated? Yes No ✓ Surface water depth: t )/1 • Is the soil saturated? • Yes No .—' ; ,� Depth to freestanding water in pi'Jsoil probe hole: Po lvt 4-/' t I Le, War"-, * .Svi -e.K.-. List other field evidence of surface inundation or soil saturation. . Is the wetland hydjJclocjy criterion met? Yes No ✓ ' � Rationale:• Sr/S nob SG41.4-,kel• :q—'G.• .. -I(-i )nC . JURISDICTIONAL DETERMINATION AND•RATIONALE Is the plant community a wetland? Yes . No✓ . Rationale for jurisdictional decision: _Art .3 et1-Z• o.. /u>L . t This data form can be used for rho:Hydric Soil Assessment Procedure and the Plant Community . Assessment Procedure. • . 2 Class kation according to'Soil Taxonomy. 3-2 • • r_ TP Z • Wok-to.k.A. 6' 6 F. of Ciao A- ' • DATA FORM • ROUTINE ONSITE DETERMINATION hiETHODI • Field li 'nvesi+gator(s�lC �•�CO"'-- •�� Date: SS f.5i9 S ProjeCJSite: �- u Y u.li'n'l Slate: WA County: Kt & Applicant/Owner: u•c c�1n ^�Q•Qt41 °n"'1 Plant Community /Name: Waal-K.d• •a: Note: If a more detailed site description is necessary.use the back of data form or a field notebook. Do normal environmental conditions exist al the plant community? Yes V No :,(If no, explain on back) - • Has thevegetation, soils,and/or hydrology been significantly disturbed? Ln9SP.d. to ?c.t.s+ Y►•�►llor Yes No (If yes, explain on back)�ms7! n os {a lAOu.�Q• L,�oa,, pqrlrort,,,�`( ;: pry. • VEGETATION • Indicator Indicator - Dominant Plant Species Status Stratum Dominant Plant Species , Status Stratum 1. pi r%.a taro, h'(O.-417.Q/r)) cAC.(A. 11• , . 2. 1 12. 3. r 13. ' 4. 4 ' 14. 5. 1, ' • 15. 6. • 16. 7. V 17. ' a. I 18. • , • 9. 19. ' 10. G .,, 20.' • c Percent of dominant species that are OBL, FACW, and/or FAC 0 l . Is the hiydrophytir vegetation crite,P(!on met? Yes No. / • Ration Po o ria.M.Ir(irvi? 5fuc.toA -1-{� e. �'Ac 6,r weifP.✓ •• . Series/phase:MI A-as CtCijrg. 04.nb t:•(sey so;is "Subgroup:2 • • Is the soil on the hydric soils list? Yes No / Undetermined ' • ' Is the soil a Histoscl? Yes No r .Histic epipadon present? Yes No Is the soil: Mottled? Yes No / Gleyed? Yes No / Matrix Color: l ()s2 �4 1 D 7 I Mottle Colors: Other hydric soil indicators: . Is the hydric soil criterion mdt? Yes/ No Rationale: t pew P iba-.n.., • • _ HYDROLOGY Is the ground surface inundated? Yes No .7, Surface water depth: i\j/111 Is the soil saturated? • Yes / No ' r � Depth to free•standing water in pit/soil probe hole: lvc) fi t.�.1,.r3 (i X r n. • (S ' 6,tDSt /t&CL List other field evidenco of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes / N Rationale: S'ak(.raJfe.I Ca' .•`• b3-G .� t tL Sc. u.e0 JURISDICTIONAL DETERMINATION AND,RA71ONALE Is the plant community a wetland? Yes ,/ No • Rationale for'jurisdictional decision: S:.i Is G...41 ,.6/"y re%fr.- !?,.,,4 • • . l This dataform can bo used for tho:Hydric Soil Assessment Procedure and tho Plant Community Assessment Procedure. • • • 2 Classification according to'Soil Taxonomy.' • 8-2 '